Warrensburg Forest

WARRENSBURG FOREST
Situated within 15 minutes of Lake
George Village, this accessible multiple
use property offers privacy, views and a
developing white pine resource.
86 Survey Acres
Warrensburg, Warren County, New York
Price: $150,000
Fountains Land Inc, 1810 State Route 9 Suite 2, Lake George, NY 12845
Contact: Todd Waldron ~ [email protected] ~ (518) 668-5880 ~ Cell (518) 926-8734
www.fountainsland.com
LOCATION
Warrensburg Forest is an accessible multiple-use
property located in the southeastern corner of New
York’s Adirondack Park. This region is a popular
vacation area, anchored by nearby Lake George (15
minutes south) and considered one of the premier
lakes in the US. The surrounding landscape is
distinguished by its exceptional natural beauty, scenic
mountains and many rivers and streams. The parcel
is situated 5 minutes south of Warrensburg Village,
an historic community nestled along the Schroon and
Hudson Rivers which acts as a ‘gateway’ to the
Adirondacks’ High Peaks Region. The many Victorian
houses in and around the village are primarily yearround residences, while the outlying area quickly
transitions into a rural mosaic of forests and
interspersed residences. Hospital services are Warrensburg Village is an accessible gateway
available in Glens Falls (18 miles to the south). community offering numerous stores, restaurants
Albany, the state capital and home of the Albany and close proximity to interstate travel.
International Airport, is about an hour to the south
along the Adirondack Northway.
With close proximity to the Adirondack Northway (4 miles south),
the property lies within a 4-hour weekend commute of the Greater
New York and Boston metro regions, which combined host nearly
25 million residents. Given its close proximity to southern
Adirondack vacation areas and good access to regional population
centers, the property offers a fine second home opportunity which
should benefit from an appreciating land and timber value
component over time.
ACCESS/BOUNDARIES
Access to the property is provided by roughly 2,375’ of frontage
Alden Avenue frontage (on the right)
along Alden Avenue, a four-season town maintained road with with utilities available roadside.
electric utilities available. While most of the frontage is relatively
steep, there is a well-established light duty jeep trail in the
southern quadrant that could serve as an ideal future driveway.
With modest gravel and culvert work, the jeep trail could be easily
transformed into a driveway which extends to a well-drained, south
-facing hardwood slope located roughly 800’ from the road
frontage. This vicinity offers a prime future building site for a
private family estate offering southern exposure and mountain
views.
Complementing access is an established network of hiking trails
that extends throughout the tract and can be further enhanced to
provide entry for ATVs and horseback riding.
A well-drained hardwood site offers
The property was surveyed by Van Dusen and Steves LS in August
a private building envelope with
2006, resulting in 86.94 survey acres. Tax map acreage is 85.96 warm southern exposure.
acres. Maps in this report are based on the survey information and
tax map data. Although the maps provided in this report are believed to be reasonably accurate, buyers
should not rely on these maps to precisely portray the deeded boundary lines in the field.
Fountains Land Inc — Specializing in the sale of forestland and rural estates.
SITE DESCRIPTION
The property’s good access and diverse upland terrain can
support numerous ownership goals, including the potential for
a prime residential envelope that offers privacy, close
proximity to town and excellent outdoor recreational options.
From the Alden Avenue road frontage, much of the terrain
climbs steadily for several hundred feet, gaining elevation
quickly where the landscape is characterized by mature
hemlock groves with occasional granite boulders along the
open ground below. This area provides prime hiking
opportunities for nature enthusiasts as it continues to climb
for a few hundred feet before culminating at a high hardwood
bluff located at the heart of the tract. From here, rewarding
views can be enjoyed to the south and east, with notable
peaks such as Hemlock Ridge and Huckleberry Mountain
A shaded hemlock forest with open
forming along the horizon.
understory offers nice hiking options.
From this centrally located high ground, terrain falls gradually
toward the south as it transitions into a moderately-sloped
hardwood ridge with well-drained soils and southern
exposure. As the ridge approaches the jeep trail (see
attached maps) it becomes highly suited to host a future
home site. This part of the land is tucked away in a private
setting and offers down-slope views of towering pines which
eventually transition into a scenic beaver pond along the
tract’s southern perimeter.
Elevation property-wide ranges from 1,190’ ASL (above sea
level) in the southwest corner where the wetland complex
drains under Alden Avenue to 1,440’ ASL at the highest point
on the bluff in the north-central portion of the property.
The property’s diverse terrain
and natural resources include
mature hemlock groves, level
mountain-top sites, open water
beaver ponds, and a southerly
exposed house site which rests
conveniently off the access road.
PROPERTY TAXES & ZONING
Property taxes in 2008 were $2,904. The property IS NOT
enrolled in the State of New York’s 480-A tax program, which
significantly reduces the annual tax burden. If this property
was enrolled in the program, taxes could be reduced by close
to 75%. For more information about the State of New York
480-A program, contact Fountains Land or the Department of
Environmental Conservation office located in Ray Brook, NY.
The property is owned by Eurampac Resources Family Ltd
Partnership, whose deed is recorded in the Warren County
Clerk’s office in Lake George, NY as Book 3120 page 148.
The property is further referenced and depicted as the Town
of Warrensburg Tax Maps #236-1-35.2 (77.32 acres) and The beaver pond sanctuary offers prime
#236-1-36 (8.64 acres). Adirondack Park Agency (APA) land habitat for water fowl and wildlife.
use classification is “Resource Management” (allowing for one
structure per 42.7 acres with permit approvals). Within this zoning, single family residences usually
require an APA “minor projects” permit, while recreational cabins comprising a footprint of less than 500
square feet are typically non-jurisdictional (but may still require town permit approval). Any subdivision
project will likely require an APA Class A “major projects” permit.
Fountains Land Inc — Specializing in the sale of forestland and rural estates.
TIMBER
The property benefits from a well-stocked timber resource
that can be managed to support a multitude of objectives
including wildlife, recreation and forest stewardship.
Highlighting this amenity is a maturing white pine component
(75% of total volume) which offers potential cash flow
options over the coming decade.
Property-wide, basal area (a measure of tree density) is 104
square feet per acre, a level indicating fully-stocked stand
conditions. Most of the white pine resource is located in a
mixedwood stand (25 acres) that occupies the southern
quadrant of the tract. This area was thinned roughly 15 years
ago, the objective being to harvest mature trees while also
favoring high-quality residual stems for future growth. The
stand responded well to the thinning and now consists of
numerous white pine sawlog trees (averaging 14”-16” in
diameter) with well-stocked interspersed hardwood poles.
The pine resource should warrant another light thinning over
the next 5-10 years, offering modest income-generating
harvest opportunities which could offset property taxes or
driveway development costs.
Pole-sized hardwood stands (20 acres) are situated along
the tract’s upper ridge slopes and bluff sites, creating Above/Below: Pole-sized hardwood stands
opportunities for long-term value appreciation as they shift occupy upper ridge sites and offer longterm investment growth as they shift into
into higher value sawlog products over the coming years.
higher value sawlog products.
Hemlock stands (25 acres) occupy steep ridge-slope sites
associated with shallower soil within the tract’s northwestern
quadrant, while the remaining area (16 acres) is associated with
the lower-lying beaver pond watershed near the tract’s southern
boundary. This part of the property offers over 3 acres of open
water and creates an exceptional envelope for wildlife and bird
viewing.
The timber information used in
this report is based on an
inventory conducted by
Fountains Forestry, Inc. in
June of 2006, using random
point sampling with 66 BAF 10
factor points taken, producing
an average sampling error @
90% C.I. of ±10.41% on total
volume and ±20.21% on
sawlog volume. Since the
2 0 0 6 i n ve n t o r y , c r u i s e
volumes have been adjusted for 3 years growth using US Forest
Service FIA data for the Warren County area and are summarized on
the volume chart and graphs on the following page.
Fountains Land Inc — Specializing in the sale of forestland and rural estates.
TIMBER (continued)
Warrensburg Forest
Volume Chart
Total Volume by Species
Total Acres
Commercial Acres
86
67
Total Volume by Species
MBF
Int.)
Species
(¼"
Red Maple All Others
4%
5%
Sugar Maple
2%
Cords
Softwood
White Pine
Pine Pallet
Spruce Fir
Hemlock
Softwood Totals
119
24
4
10
157
174
0
10
164
348
8
11
3
2
5
1
2
0
32
189
2.821
2.198
0
0
0
0
0
0
0
459
459
807
12.0
9.4
Pallet
6%
Spruce/Fir
2%
Hemlock
6%
White Pine
75%
Hardwood
Red Maple
Hardwood Pallet
Sugar Maple
Black Cherry
White Ash
Red Oak
Basswood
Hardwood Pulp
Hardwood Totals
Total Volume
Vol/Commercial Acre
Vol/Total Acre
Fig 1
Fig. 1: A maturing White pine resource represents 75%
of the tract’s total volume.
Based on June 2006 invetory cruise by FOUNTAINS FORESTRY.
Volumes grown 3 years from original cruise using USFS FIA data for Warren County Area. Statistical accuracy for the inventory was 20.21% for sawlog products and 10.41% for all products at the 90% confidence interval
Diameter Distribution by Volume - 2006 Inventory Data
1000
900
800
Cords
Fig. 2: The 2006
inventory data
revealed that the
timber resource
benefits from favorable
diameter distribution,
with numerous white
pine stems falling in
the 12-16” diameter
classes.
Saw log
Total
700
600
500
400
300
200
100
0
8
Fig 2
10
12
14
16
18
20
22
24
26
28
30
32
34
36
Diam eter
Fountains Land Inc. is the exclusive broker representing the seller's interest in the marketing, negotiating and sale of this property. Fountains has
an ethical and legal obligation to show honesty and fairness to the buyer. The buyer may retain brokers to represent their interests.
All measurements are given as a guide, and no liability can be accepted for any errors arising therefrom. No responsibility is taken for any other
error, omission, or misstatement in these particulars, nor do they constitute an offer or a contract. We do not make or give, whether in these
particulars, during negotiations or otherwise, any representation or warranty in relation to the property.
Fountains Land Inc — Specializing in the sale of forestland and rural estates.
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Warrensburg Forest
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Town of Warrensburg, Warren County, New York
86 Surveyed Acres
Warrensburg
Forest
81
fountains
Locus Map
3
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fountains
Warrensburg Forest
86 Surveyed Acres
Town of Warrensburg, Warren County, New York
Cr os s
Ald
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Warrensburg Forest
Town Roads
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Local Roads
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This is Not A Survey
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Internal Road
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0
250
500
Feet
1,000
Map produced from data provided by the Seller, aerial photography, tax map information and reference information obtained from NYS GIS.
Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.
q
Warrensburg Forest
86 Surveyed Acres
Town of Warrensburg, Warren County, New York
fountains
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Ald
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Ave
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Warrensburg Forest
Town Roads
De
n
Local Roads
un
This is Not A Survey
zio
Dr
Internal Road
Feet
0
250
500
1,000
Photos are 2004 Panchromatic Photography.
Map produced from data provided by the Seller, aerial photography, tax map information and reference information obtained from NYS GIS.
Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.