Timberland values across the Southeast have soared in recent years, even as timber prices remain flat. What’s driving this surge isn’t pulpwood or sawtimber markets, but the growing demand for recreational land. Since COVID, more people recognize the value of land ownership and are willing to invest, especially in properties that offer strong deer genetics, manageable acreage, and hunting-ready habitat. At the same time, the pulpwood market faces new challenges. Mill closures, storm damage, and international regulations are reshaping how landowners should think about timber management.
At this year’s Lay of the Land® Conference in Thomasville, Georgia, forestry experts discussed practical strategies for balancing timber production, recreational value, and market realities. Panelists included Mike Matre, Tom Tuggle, and Troy Amos, Advisors at Saunders Land, and Jay Chupp, Owner of Specialty Reforestation. Their insights ranged from early establishment practices to international policy shifts — painting a full picture of today’s timberland environment.
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Establishment & Wildlife Balance
Panelists emphasized that good timber management begins before the first seedling goes in the ground. Chemical site preparation and, when possible, burning, are essential to reduce hardwood competition and give young trees the best chance to thrive. Seedling selection also plays a major role. Loblolly pine is the most widely used thanks to decades of research and strong genetics, while Longleaf often performs better on sandy soils or straw lease sites. Slash pine is commonly planted on wetter soils or out of family tradition. Landowners can also weigh genetics: open-pollinated seedlings are more affordable, while mass control-pollinated (MCP) seedlings, though more expensive, provide stronger growth and improved traits.
Early weed control after planting was highlighted as a prudent investment for landowners. Though it can add $30–$50 per acre in cost, it helps seedlings establish quickly, especially during hot or dry summers. For those concerned about wildlife, panelists explained that herbaceous treatments don’t leave land barren for long. On pasture conversions, crabgrass often returns within a month, while on cutover timber sites, green-up may take until June or July. In both cases, the treatments protect trees without eliminating forage, maintaining the balance between timber survival and habitat.
Mid-Rotation Practices
As stands mature, fire and thinning become the central management tools. Prescribed fire, especially in longleaf pine, supports biodiversity, improves wildlife forage, and creates the open understory that landowners and buyers often prefer. Burning every two years is recommended as best practice. Thinning is equally important, with the first thinning typically reducing basal area to around 60–70.
Even when pulpwood markets are weak, thinning should not be delayed. Several panelists noted that the health of the stand must come first, and the long-term benefits of thinning — from improving wildlife habitat to maintaining stand vitality — far outweigh the short-term economic return. Herbicide release after thinning can further enhance growth by reducing hardwood competition and encouraging the spread of native grasses and legumes. These mid-rotation practices not only strengthen timber stands but also improve the recreational appeal of a property.
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Timber, Sales & Natural Stands
A frequent question from landowners is whether to cut timber before selling property. Panelists agreed that clear-cutting usually reduces value, especially when the goal is to sell within two years. Recreational buyers dominate today’s market, and they are deterred by bare, clear-cut land. A light thinning, by contrast, can generate some income while also improving visibility and aesthetics, making a property more marketable. As one forester explained, “The game of growing pine trees as an investment has, in some ways, become second to the recreation value.”
The discussion also highlighted the importance of natural timber and hardwoods. Streamside management zones provide valuable wildlife corridors and hunting opportunities, and mature hardwoods add far more to the property value through aesthetics and recreation than through stumpage checks. Overharvesting in these areas often creates dense thickets that reduce usability. Panelists agreed that, in many cases, hardwoods are better left standing, where they enhance both habitat and long-term land appeal.
Market Shifts & Buyer Demand
Hurricane Helene caused more damage than expected in North Florida and Georgia, leaving unsalvageable timber and raising concerns about pine beetle outbreaks in storm-damaged stands. Despite these setbacks and a weak pulpwood market, timberland values continue to rise.
A lot of the buyers we see are from the Baby Boomer generation as they retire or sell businesses. Many are looking for a family retreat with strong hunting opportunities. “Before COVID, buyers asked about timber first and hunting second. Now, they only ask about hunting,” says Mike Matre, Senior Advisor at Saunders Land. “This change has driven land prices sharply upward, with most tracts now averaging $4,000–$6,000 per acre and reflects that recreational appeal, rather than timber yield, is driving today’s market.”
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Policy & Global Pressures
The European Union Deforestation Regulation (EUDR), though delayed until the end of 2025, remains a looming concern. While the U.S. has been deemed “low to no risk,” contradictions in the policy raise serious questions. Under EUDR, wood from land cleared for housing or solar panels may be acceptable, but wood from land cleared for agriculture (other than forestry) could be restricted. This inconsistency penalizes landowners who maintain green space while rewarding development.
Though details are still in flux, panelists encouraged landowners to stay informed, remain engaged with forestry associations, and advocate for sensible policies. Global regulations like the EUDR have the potential to reshape U.S. timber markets in unexpected ways, making awareness and involvement critical.
Conclusion
Managing timberland today requires a broader perspective than ever before. From seedling choices and weed control to thinning, burning, and policy awareness, every decision affects not just timber yields but also wildlife, recreation, and long-term land value. The panel’s advice was clear: invest in early management, prioritize forest health over short-term pulpwood checks, align harvest decisions with property goals, and stay engaged with both markets and policy. Timber management is no longer just about producing wood — it’s about creating recreational value, preserving aesthetics, and ensuring lasting appeal in a changing market.