If you’re thinking about selling timber, you’re probably wondering: what’s a fair price? What can I reasonably expect to get for my trees?
It’s a harder question than it might seem. Timber pricing isn’t like checking a price tag at the grocery store. Prices vary by species, log size, quality, local mill demand, and market conditions that shift month to month. The difference between a good deal and a missed opportunity can be tens of thousands of dollars.
The good news: you don’t have to figure this out alone. Here’s what goes into timber value—and how NCX can help you understand what your trees are worth.
What determines timber value
Four main factors drive what buyers will pay for your trees:
1. Species
Not all trees are created equal. In the South, mature loblolly pine sawtimber—trees large enough to be cut into boards and lumber—might fetch $25-35 per ton, while pulpwood from the same property brings $8-12. (Pulpwood is smaller trees destined for paper mills and chip plants.) Hardwoods vary even more—black walnut and white oak command premium prices, while red maple and sweetgum trade at a fraction of that.
2. Size and quality
Bigger trees are worth more because they yield higher-grade lumber. A tree that’s 20 inches in diameter—about as big around as a car tire—produces boards that sell for significantly more than a 12-inch tree (roughly the size of a medium pizza) of the same species. Pulpwood-sized trees around 5-6 inches in diameter (think a 1-liter soda bottle) are worth much less.
Quality matters too: straight, defect-free trunks are worth more than crooked or damaged ones.
3. Accessibility
If your timber is on steep slopes, far from roads, or in wet ground, harvesting costs go up—and your net price goes down. A property that’s easy to access with good roads nearby will command better offers. This is one factor that really requires boots on the ground—a professional walking your land is the best way to understand how accessibility will affect your bottom line.
4. Market conditions
Timber prices fluctuate with the economy—when home construction is booming, lumber demand (and prices) go up. The same trees might be worth 20% more or less depending on when you sell. Regional differences matter too: prices in East Texas aren’t the same as prices in Virginia, depending on how many mills are nearby and what they’re buying.
Getting from estimate to confident decision
Creating a free NCX account gives you a valuable starting point: a rough ballpark of what your timber might be worth, based on AI analysis of your property and current market data. For many landowners, it’s enough to know whether it’s worth exploring further or whether their timber needs more time to grow.
But to make a final decision about selling, we recommend having a professional evaluate your timber in person. A timber cruise—an inventory conducted by a licensed forester who measures your trees and tallies up what you have—is the gold standard.
A good cruise will tell you:
- How much timber you have (measured in tons for pine, or board feet for hardwood lumber)
- The breakdown by species and size
- Which trees are sawtimber vs. pulpwood
- An estimated stumpage value—what buyers would pay for trees “on the stump,” before harvesting costs
NCX can help coordinate a cruise with a trusted forester in your area. Even if a full cruise isn’t in your budget, having a professional walk your property can give you confidence that you understand what you’re selling.
Red flags in timber offers
Be cautious if a buyer:
- Won’t provide a written breakdown of what they’re paying per ton by species and size category
- Offers a lump sum without explaining how they calculated it
- Pressures you to decide quickly (“This price is only good for 48 hours”)
- Discourages you from getting other opinions or working with a forester
- Has no references from other landowners in your area
A legitimate buyer should be transparent about their pricing methodology.
How NCX helps you get a fair price
Getting multiple competitive bids is the single most effective way to ensure you’re not leaving money on the table. But soliciting bids, comparing offers, and evaluating buyers is a lot of work—and most landowners don’t have established relationships with timber buyers.
That’s where NCX comes in. When you’re ready to sell, we can help you bring your timber to market:
- We start with a consultation—a phone or video call where we learn about your property, your goals, and your timeline. No need to travel.
- We pair you with a forester in your area who can visit the property and conduct a cruise (you don’t need to be there)
- We list your timber on our Exchange platform, where multiple buyers can see it and compete for your sale
- We help you evaluate bids and understand what each offer really means
- We manage the transaction so you can focus on getting the best outcome, not the paperwork
The whole process typically takes 2-4 months from first conversation to completed sale, though it can vary based on your property and market conditions. And if you don’t live near your land, that’s fine—most of this can be handled remotely. We work with plenty of absentee landowners who manage the entire sale without setting foot on the property.
Our goal is to make sure you’re making an informed decision with competitive offers in hand—not just accepting the first number someone throws out.
When waiting makes financial sense
Sometimes the best price isn’t available right now.
If timber prices are in a down cycle, or your trees are still growing quickly, waiting might make sense. Young trees can add 5% or more to their total wood volume each year—meaning your timber could be worth meaningfully more in a few years just from growth alone, before any price appreciation.
But waiting has costs too. Markets might drop further. A storm, fire, or beetle infestation could damage your timber. And there’s the opportunity cost of not having that capital working elsewhere.
NCX has a tool called Forest Forecast that can help you think through timing. It shows you growth projections and optimal harvest windows for your property—so you can see what your forest might look like in 5, 10, or 20 years based on different decisions today. And if you’re on the fence, a free consultation with our team can help you weigh the trade-offs.
The bottom line
A fair price is one where you know what you have, you understand current market conditions, you’ve seen competitive offers, and you’ve made an informed decision about timing.
Most landowners who feel they got a bad deal simply didn’t have enough information going in. You don’t have to be one of them.
Create a free account to get a ballpark estimate of your timber’s value, see what your forest might look like in the future, and—when you’re ready—let NCX help you bring your timber to market.