For buyers seeking an affordable timber investment property with hardwood species, well-stocked stands, and excellent asset appreciation potential, the Roxbury Timber Rights Tract offers ownership of deeded timber rights in perpetuity at a price well below the standing timber value.
Roxbury Timber Rights Tract is situated in the southern end of the town of Roxbury roughly 2.9 miles south of Roxbury Village. Roxbury is a rural, mountainous and largely forested township. One of the largest land holdings in the town is Roxbury State Forest, comprising 5,509 acres. The eastern block of the state forest (short of 2,000 acres) nearly surrounds the subject tract.
Montpelier, Vermont’s state capital, is 23 miles to the north. The village of Northfield is 8 miles, also to the north. Interstate 89 (at Exit 5) is roughly 11 miles to the northeast.
The tract possesses 971’ of road frontage along Route 12A, the area’s main access corridor. However, terrain along this frontage may prohibit a direct driveway access point onto the tract. In the past, access to the tract was through the State Forest lands to the south off Cram Hill Road. The ownership of the timber rights constructed a 1,700’ long road over state lands to the property under a temporary access permit issued by Vermont’s Department of Forest & Parks. Such temporary access permits are routinely granted by the state. The maps in this report depict the location of this road. An alternative access point would be from the neighboring lot just to the north, where a driveway to that land runs along the tract’s western boundary.
A westerly aspect prevails with the lowest elevation along the road frontage at 920’ ASL, and the height of land at the tract’s eastern end at 1,520’ ASL. A ledge run extends the length of the land (from north to south) at the land's western end. A field reconnaissance of this area reveals a good possible skidding route up over the ledge run as depicted on the property maps.
Overall, terrain can be steep in areas with level benches at the land’s center and eastern end. A year-round stream runs through the eastern end of the land which originates on the state forest.
Soils are primarily well drained and consist largely of a Tunbridge-Lyman Complex, a rocky surface complex with rich soil characteristics, well suited to the hardwood resource that exists on this tract.
Timber data in this report are based on a comprehensive and monumented timber inventory, conducted in May of 2016 by the ownership's forest consultant and land broker, the timber data reveal a total sawlog volume of 444 MBF International ¼” scale (4.2 MBF/commercial acre) with 1,981 pulpwood cords (18.8 cords/commercial acre). Combined total commercial per acre volume is 27.2 cords, a figure well in excess of the regional average. Based on this information, stumpage values were assigned in January of 2017, producing a property-wide Capital Timber Value (CTV) of $93,400 ($862/total acre).
Based on the timber data, a species composition of nearly 100% hardwood prevails; however, some softwood occurs in two isolated spots where soils are shallow to ledge.
Total species composition is largely dominated by sugar maple, American beech, red maple, and white ash. Common associates are black cherry, yellow birch, and white birch. Sawlog volume comes primarily from sugar maple (39% of total sawlog volume), white ash (21%), red maple (20%), and yellow birch (16%).
Average diameter for all products combined is 12.5”, with the sawlogs slightly below 14”. The diameter distribution, along with field observations, indicate a long history of forest management on the tract. The last harvesting likely occurred 20-25 years ago, which resulted in much of the <=7” and 8” growing stock. While several age classes exist, the majority of the forest is poles and small to medium sawlog-sized age classes, consisting of stems roughly 50 and 75 years old. The older age class present (stems above 18”) are likely remnants from a heavy harvest some 75 years ago. Sawlog value is largely dominated by sugar maple (52% of total sawlog value), with white ash, yellow birch and red maple comprising the balance.