SOLD! DOTSON FOREST


Price :
$399,000  
ID :
425  
Acres :
192 +/-  

Agent Contact:
Richard Grist, (304) 645-7674


OVERVIEW

Dotson Forest is a 192 acre quality oak and yellow poplar-dominated Appalachian timberland investment with a ready-to-harvest timber resource. Situate near the heart of the recreation mecca of the New River Gorge, the property offers rural estate qualities with the upside potential for future cabin site development.

This well managed timber resource can provide a great deal of flexibility to the next ownership in terms of potential harvest revenue and can be managed to provide cash flow opportunities to offset holding cost and long-term asset appreciation.

The ridges and high knobs tower above the valley floor with elevations approaching 2600’. Spectacular 20-30 mile long distant views from the upper reaches are reminiscent of the vistas in West Virginia’s northeastern highest mountains.

This 192 acre wildlife-rich tract offers food, water, cover and space. Couple that with the fact that it lies in an area known for Boone and Crockett bucks and you’ve got the potential to harvest some big whitetails. Wild turkey, black bear, squirrel and bobcat round out the resident wildlife population.

In addition to the 12 acre meadow, there is plenty of room on this property to add several food plots and buck sanctuaries. The hunting on this property is exceptional. The property lies off the main road providing the seclusion and privacy and is large enough for recreation but not so large to be a chore to manage. There is plenty of space if you want to ride four wheelers or horses. Lace up your boots and enjoy a beautiful hike to take in the picturesque scenery. This is a great property with limitless potential.

HIGHLIGHTS

  • Large 192 acre parcel rare in this part of southeastern West Virginia.
  • 12 acre meadow with farm pond.
  • Land legacy of careful wildlife management coupled with outstanding long-term forest stewardship.
  • Recent timber inventory estimates over 1 million board feet of harvest-ready hardwood timber.
  • Blue line clear water stream flowing for 1/2 miles with 8 more ephemeral streams.
  • A premier wildlife sanctuary in Summers County known for Boone and Crockett bucks.
  • Nearby are the Greenbrier River, New River, and 2000 acre Bluestone Lake – perfect for anglers and water recreation enthusiasts.
  • Spectacular long range views approaching 30 miles.
  • High percentage of commercially – operable ground supporting forestry, recreation and potential for numerous future cabin sites.
  • Elevations range from 1970’ to nearly 2700’.
  • Excellent year round state maintained hard top access road then rock solid private lane.
  • Electric service is on site.
  • Potential conservation value with its close proximity to National Park lands.
  • Low taxes, low population density, little or no light pollution.

LOCATION

Dotson Forest is located in Summers County, WV between Alderson and Hinton near the unincorporated communities of Judson and Pence Springs. This 192 acre timberland opportunity is located in the scenic, mountainous region of southeastern West Virginia. The surrounding Summers County landscape is part of the southeastern Ridge and Valley Region, a scenic tapestry of elongated hardwood Allegheny & Appalachian mountain ranges. Much of Summers County remains undeveloped and is characterized by its scenic farm valleys, small communities and large expanses of hardwood forest.

Dotson Forest is an old family farmstead, typical within this region and, therefore, represents an opportunity to re-create a classic family ownership legacy for the next tenure. Terrain is typical of the region and considered rolling to mountainous, with upland hardwood flats and ridges separated by narrow hollows that flank the lower lying streams eventually draining to Hungard Creek.

ACCESS

Year round access to the property is excellent. The property is served first by state maintained roads and then by a 1000’ rock solid private lane.

Internal access is considered excellent with over 1000’ of permanent passenger/truck road leading to the heart of the land. Another 1 mile of unimproved 4×4 forest management road continues from the valley floor to the top of the property accessing nice stands of timber. Several miles of old timber trails provide access to nearly all corners for recreational opportunities including nature viewing, hiking, horseback riding and ATV riding.

FOREST/TIMBER RESOURCES

The distinguishing features of Dotson Forest timber resource include its unusually high hardwood sawtimber and pole stocking with a basal area/ acre of 125+. This stocking is well above average for the region. This well managed timber resource can provide a great deal of flexibility to the next ownership in terms of potential harvest revenue and can be managed to provide cash flow opportunities to offset holding cost and long-term asset appreciation.

2015 Timber Inventory:

Timber data in this report are based upon a 2015 timber inventory that was conducted for the ownership by an outside consultant. 70 points were sampled on a grid system using a 20 factor prism. Total sawlog volume of property-wide of 1,062.235 BF/acre Doyle scale with 8145 pulpwood tons. Details of the timber inventory report, maps, specs and growth rates are available in the Dotson Forest Timber Report under Maps and Documents section.

Capital Timber Value is estimated at $252,763 including sawtimber, growing stock and pulpwood.

Species composition:

The forest’s predominately well-drained upland terrain has led to a resource dominated by hardwood species. Overall, the species composition is highly desirable and favors Appalachian hardwood types, consisting primarily of 20% White Oak/Chestnut Oak, 11% Red Oak Group, 44% Poplar/Cucumber, 6% Basswood, 7% Sugar Maple, Soft Maple 5%, Hickory 4% and a host of associate species. See report for details.

Stocking, Stem Quality, and Forest Structure:

Forest-wide, most stands are fully stocked, providing the next ownership with a great deal of flexibility in shaping their own silvicultual legacy. Stem quality forest-wide can be considered excellent with the forest containing an abundant current and future veneer source.

Dotson Forests’ timber component has been well managed over the years and generally consists of two age classes that have been managed under even-aged silvicultural guidelines. The predominant timber stand (178 acres) comprises 90% of the forest and contains 50-120 year old stems ranging in size of 10”-30” dbh. This stand was thinned some 30 years ago with about 15 acres being thinned in 2012 to recover timber damaged by an extreme wind event (Derecho).

The second distinct stand of about 10 acres was established in the 70’s when the farm fields and pastures were abandoned and the forest began to naturally regenerate. These stands represent a quality hardwood resource with a small pine component and will be reaching economic maturity in the next 20 years.

Diameter distribution:

Diameters are well represented across the commercial spectrum with a notable mature size class, as well as abundant pole size timber and growing stock.
Breakdown by diameter class:
12” – 14” = 12% of volume
16” – 18” = 35% of volume
20” up = 53% of volume
Some trees are well over 100 years old and classify as “Heritage Trees”. These amazing trees have withstood the test of time and lend an air of grace and permanency to the property.
The forest is healthy and there are no signs of pest infestations of Gypsy Moth. Emerald Ash Borer may be present. The Hemlock Wooly Adelgid is present but very few Hemlocks were noted.
There have been no forest fires in the recent memory.

WILDLIFE

Dotson Forest is renowned locally as the premier wildlife sanctuary in Summers County.

The mixture of open meadows, mature forest and abandoned farm fields, coupled with the abundant water supply from pond, creeks and springs, create the perfect wildlife habitat. The hardwood forest produces tons of acorns, hickory nuts beech nuts and black walnuts. White tail deer, wild turkey, squirrel, raccoon, fox and many species of songbirds and raptors make up the resident wildlife population. It is hard to find a property that has a better mix of wildlife as there has been little hunting pressure for many years.

A number of Bald Eagles have been spotted up and down the Greenbrier and New Rivers and are a thrill to see with wingspans of 6-7 feet.

WATER

Dotson Forest is blessed with a year-round water source. A dotted blue line stream and 8 ephemeral streams flow during snow melt and rain events. These streams drain from the side hollows to the valley floor through the meadow.

SELLING “AS IS”

Property is being sold in “As Is” conditions, with no representations or warranties made either by Foxfire Realty or the Seller or its agents except as may be specifically made in writing by the Seller. 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. Foxfire Realty or the Seller does not make or give, whether in these particulars, during negotiations or otherwise, any representation or warranty in relation to the property.

MINERAL RESOURCES

All mineral rights owned by the seller will convey to the new owner.

UTILITIES

  • Electric – Mon Power
  • Propane – R.T. Rogers
  • Landline Phone – unknown
  • Internet – unknown
  • Cable TV – DirectTV or Dish Network
  • Water – There is an old well on the property but no information is available about it. There are naturally occurring springs that could be developed for a water source.
  • Sewer – unknown.
  • Trash Pickup – Curbside
  • Cell phone coverage is excellent to spotty in this area.
  • USPS and Overnight Couriers deliver to the area

SURROUNDING AREA

Dotson Forest is supported with a great community known for its friendly residents and laidback lifestyle. The largest and most popular 4th of July day parade in the state is hosted by nearby Alderson. The sleepy town of Alderson is a 20 minute drive and amenities include churches, elementary school, grocery store, hardware/farm supply store, motel, bank, Dollar General, gas/convenience stores, medical clinic and restaurants. Alderson is also home to “Camp Cupcake”, the minimum security federal prison where Martha Stewart spent her vacation.

Hinton, the county seat of Summers County is a 25 minute drive. Hinton, founded in 1871, grew rapidly as the hub of a growing railroad industry serving the New River coal fields, passenger travel and coast to coast freight lines. Today, Hinton serves the growing tourist and technology industries. Situate at the confluence of the New River, Bluestone River and Greenbrier River, as well as the 2000 acre Bluestone Lake, Hinton is truly a gateway to water recreation. The 80,000 acre New River National River Park, Bluestone State Park, Pipestem State Park Resort and 17,000 acre Bluestone Wildlife Management Area are recreational cornerstones in the area. Hospital, grocery shopping, pharmacy, hardware/farm supply and dining are available.

Lewisburg is also the county seat of Greenbrier County and home to the WV Osteopathic Medical School (800 students) and the New River Community and Technical College. The area is a strong economic generator with a solid workforce employed in county/state government, tourism, hospitality, education, retail, construction, wood products, mining and agriculture. The Greenbrier Valley and surrounding area is richly blessed with a wide array of cultural events that keep life in the valley interesting and satisfying. A year round live theatre, Carnegie Hall (one of four in the USA), fine dining, art galleries and boutiques make up the thriving downtown historic district in Lewisburg.

In 2011, Lewisburg was named Coolest Small Town in America and is just a 35 minute drive to complete shopping, churches, schools, medical-dental facilities, fine dining, and a modern hospital. The airport, with the longest runway in the state is just 40 minutes away and has daily flights to Atlanta and Washington DC.

The world renowned 4-Star Greenbrier Resort, home of the PGA tour, is a 40 minute drive. Several other area golf courses are available in the area. Rock climbing, ziplining, horseback riding and the 100 + mile long Hatfield-McCoy ATV trail makes for a very active recreation area.

GREENBRIER RIVER AND RIVER TRAIL

Dotson Forest is a 15 minute drive to the lazy Greenbrier River. The Greenbrier River is 173 miles long is the last free flowing river east of the Mississippi. It is an excellent river to float or canoe and is well known for its large and small mouth bass fishing. It is the gateway to water recreation and fun as it is at most times lazy and easy to navigate.

The Greenbrier River is formed by the confluence of the East Fork Greenbrier River and the West Fork Greenbrier River in the town of Durbin, West Virginia. From Durbin the Greenbrier River flows southwesterly through Pocahontas, Greenbrier, Monroe, and Summers Counties. It flows through several communities including Cass, Marlinton, Hillsboro, Ronceverte, Fort Spring, Alderson, and Hinton. The Greenbrier River joins the New River in the town of Hinton, just 30 minutes away.

The property is a 40 minutes ride to the Greenbrier River Trial and is operated by the West Virginia State Parks. The trail is a 77-mile long former railroad, now used for hiking, bicycling, ski-touring, horseback-riding, and wheel-chair use. The trail passes through numerous small towns and traverses 35 bridges and 2 tunnels as it winds its way along the valley. Most of the trail is adjacent to the free-flowing Greenbrier River and is surrounded by peaks of the Allegheny Mountains.

THE NEW RIVER AND BLUESTONE LAKE

Dotson Forest is a 30 minute drive to the New River and 2000 acre Bluestone Lake at Hinton. The New River is the second oldest river in the world, preceded only by the Nile; it is the oldest river in North America. The New River is unique because it begins in Blowing Rock, N.C. and flows north through Virginia into West Virginia. The Nile and Amazon are the only other major rivers that also flow north. Year after year, it produces more citation fish than any other warm water river in WV. Smallmouth bass, largemouth bass, crappie, catfish, sunfish, hybrid striped bass, and muskie are all common species of fish found in the New River and Bluestone Lake

Bluestone Lake is over 2000 acres at summer pool and is the state’s third largest body of water. Great hunting and fishing opportunities abound at the 17,632 acre Bluestone Wildlife Area adjacent to the park and nearby Camp Creek State Forest.

See location map under Maps and Documents

Please call Richard Grist @ 304.646.8837 or email to Richard@foxfirenation.com to schedule a tour of this fantastic recreational and timber investment property.

LOCATION, LEGAL , ZONING and TAXES

Address: There is no 911 address since the property does not contain any structures.
Local Post Office: Talcott WV 24981

As of October 2015, there is no countywide zoning in effect in Summers County. However, all prospective buyers should contact the Summers County Assessor in Hinton regarding any issues involving zoning, developments or building codes.

Elevation Range: 1970 ft. to 2635 ft. +/-
Coordinates (NAD83): 37.709363N, 80.745334W
Talcott District, Summers County, WV

Deed Information:
Deed Book 212 Page 42, dated April 30, 2003
Deed Book 231 Page 187, dated November 30, 2008

Deed Acreage:
Deed Book 212 Page 42 – 90 Acres 127 Poles (190.79 acres)
Deed Book 231 Page 187 – 8 Poles (0.05 acre)
Total acreage: 190.84 Acres +/-

Tax ID/Acreage and Taxes:

Summers County, West Virginia

Talcott District, Tax Map 7, Parcel 29; 182 ACRES (190 ACS, 120 POLES) HUNGARTS CREEK; Full Year 2015 Real Estate Taxes: $444.68
Talcott District, Tax Map 8 Parcel 62, 8 POLES HUNGARTS CREEK; Full Year 2015 Real Estate Taxes: $1.32

Total Full Year 2015 Real Estate Taxes: $446.00

Survey Plat: A boundary survey was performed by Mountaineer Land Surveys, J. Brad Smith, L.L.S., RT 1 Box 306, Sinks Grove, WV 24976 and is shown on his plat dated October 2008, which is entitled “A PLAT OF A FIELD SURVEY showing the DOTSON PROPERTY TALCOTT DISTRICT map 7 parcel 29 DB 212/42 SUMMERS COUNTY WEST VIRGINIA”. This survey plat shows the property as containing 192.153 acres. This survey plat predates the deed of record in Deed Book 231 at page 187, and therefore, the parcel described as containing 8 poles should not be a part of the real estate shown on the survey.

Access: The aforesaid survey plat prepared by J. Brad Smith in October 2008 shows a road leading from WV RT 6/1 into the property and labels the road as follows: “ACCESS ROAD old road is r/w to DOTSON”.

Property Type/Use: Determined from Terrain Navigator Pro aerial photography:

Forestland = 180 acres +/-
Field; Pond area = 12 acres +/-
Total = 192 acres +/-

Pipeline Easement:

There has been an easement granted to Mountain Valley Pipeline LLC a “PIPELINE RIGHT OF WAY AND EASEMENT AGREEMENT”, dated June 3, 2015, recorded August 10, 2015, in Summers County Deed Book 252 Page 447. Said document contains a topographic map illustrating the location of the easement on the property.

This summary is made subject to errors or omissions in the courthouse records, misinterpretation of documents, and to any documents not reviewed.

This property is sold by the boundary, not by the acre.

Directions

From Alderson, West Virginia: 10.8 miles +/- (approximately 20 minutes) Beginning on WV RT 12 at the Alderson Memorial Bridge (now limited to walking use), travel WV RT 12 South (becomes joined with WV RT 3 West) for 7.9 miles, passing the community of Pence Springs; just past the Country Roads Store, turn right onto West Clayton Road WV RT 3/18, travel 0.5 mile, at intersection stay to the right onto Clayton Road WV RT 6; travel 2.2 miles (a total of 2.7 miles from RT 12); turn left onto Bunn Fink Road WV RT 6/1; travel 0.3 mile; turn left onto Tree Frog Lane; travel short distance and take the next left onto the un-named road; travel the short distance to the red gate and the black gate at the property (approximately 3.1 miles from WV RT 12). From Hinton, West Virginia: 16.4 miles +/- (approximately 30 minutes) From Hinton, travel WV RT 20 South, then turn left onto WV RT 3 East; travel WV RT 3 East (becomes joined with WV RT 12 North) for approximately 13.3 miles, passing the community of Talcott and traveling not quite to the community of Pence Springs; turn left onto West Clayton Road WV RT 3/18, which is just before Country Roads Store; travel 0.5 mile to intersection, stay to the right onto Clayton Road WV RT 6; travel 2.2 miles (making a total of 2.7 miles from RT 12); turn left onto Bunn Fink Road WV RT 6/1; travel 0.3 mile; turn left onto Tree Frog Lane; travel short distance and take the next left onto the un-named road; travel the short distance to the red gate and the black gate at the property (being approximately 3.1 miles from WV RT 12).

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