Timber Tracts · KY · TN · IN
How to Build a Cash-Flowing Timber Tract
Without Guessing on the Cut.
Inventoried stands with documented 10–15 year cut horizons — and a recreational-use overlay so the land pays you twice.
Most people buy timber land based on a pretty walk-through and a hopeful number from the seller. Tom Claycomb runs every timber deal through an actual cruise — board-feet by species by acre — so you know what you're buying before you sign. The good tracts double as hunting and recreational land, which means the asset earns through both the cut cycle and the lease cycle.
Why It Works
One Tract. Two Income Streams.
Pure timber is a 15-year bet. Timber + recreation pays during the wait. Tom underwrites both so the math works on a single tract.
Pre-Listing Timber Cruise
Tom uses a working set of forestry cruisers to inventory board-feet by species before a tract goes to a buyer — no guessing on the cut.
Cut-Cycle Timing
Tom maps where the stand sits in its growth cycle. Cutting too early forfeits value, too late loses to disease. Most deals land on a 10-15 year horizon.
Hunting & Lease Income
While the timber grows, the tract leases for hunting at $10-30 per acre per year. Tom keeps a list of lessees ready to sign on the right tracts.
Access & Logging Roads
Without a road in to the cut, the timber is worth half what it should be. Tom checks logging-road status during diligence — flagging tracts that need a $30K access build.
Species Mix
White oak, walnut, poplar, hickory each behave differently in the market. Tom prices the stand by mix, not by total acreage — most agents miss this entirely.
Owner Financing on Long Holds
Timber assets sit well with owner-financed structures. A long-hold investor can carry a 15-year contract that lines up with the cut.
Proof of Work
43 Years. 15,000+ Deals.
One Operator.
“We bought 60 acres of standing oak through Tom. He paired us with a forestry cruiser before we closed and connected us to a hunting lessee inside the first month. Land paid for itself in 8 years on the recreation side alone.”
— Investor, Grayson County, KYThe Process
Four Steps. From Inquiry to Income.
Email Tom the Goal
Pure timber, timber + rec, or investment-only? Tom calibrates to your hold horizon.
Tract Match
Tom pulls from his timber-tract pipeline — most off-market through forestry-cruiser relationships.
Cruise & Walk
Inventoried board-feet by species. Tom walks the property with you and the cruiser.
Close + Lease Setup
Owner financing available. Hunting lessee introduced inside 60 days where applicable.
Common Questions
Straight Answers
on How This Works.
Do you handle pre-merchantable young timber too?
Yes. Some buyers prefer to acquire pre-merchantable stands and ride them through their growth cycle. Tom flags which tracts have the right age structure for that play.
What does a timber cruise cost?
Cruise fees run $1-3 per acre depending on stand complexity. On larger tracts, Tom often negotiates the cruise into the diligence period at the seller's expense.
Can I cut immediately or do I have to wait?
Depends on the stand. Tom flags cut-ready tracts where you could harvest in year one to recoup acquisition cost — usually with a slightly higher acquisition price.
What about hunting lease income — is that taxable?
Yes, hunting lease income is ordinary income to the landowner. Most investors absorb it inside the same Schedule E or ag entity that holds the land. Tom can introduce you to a tri-state CPA who handles land-investor returns.
Are you covering Tennessee timber too?
Some — primarily Cheatham and Robertson hardwood. Tom's deepest timber network is western KY and southern IN. For TN-only requests, he sometimes refers to specialists.
Talk to Tom
Want a Cash-Flowing Timber Tract?
Tell Tom your acreage range, county preference, and hold horizon. He'll reply inside 24 hours with tracts that match — or honest answer that nothing fits right now.