F&W Forestry’s Regional Timber Market Insights | Fall 2026

This is the third installment of F&W's quarterly regional timber market series, and it arrives at a moment of heightened strain across the company's operating footprint. Record diesel prices have emerged as the defining theme this quarter-mentioned by nearly every manager from Maine to California-squeezing logging and trucking margins and putting steady downward pressure on stumpage prices even where mill demand has held up. Dry weather compounded matters across much of the country, filling mill inventories and reducing demand. In the Northeast, those pressures are compounded by the closure of Finch Paper's pulping facility, a serious blow to hardwood and softwood pulpwood markets across New York and New England that managers there describe as potentially lasting.

The picture is not uniformly dark. Pine sawtimber continued to improve across the Southeast, with managers in Alabama, Georgia, and South Carolina urging landowners with mature pine to move while conditions favor it. A handful of mill investments offer longer-term optimism: Weyerhaeuser is building a TimberStrand facility in Arkansas, Twain Lumber plans to reopen a shuttered pine sawmill in Virginia, Irving Forest Products is expanding capacity at their facility in Maine, Sierra Pacific Industries announced what would be the largest sawmill in the U.S.in Oregon, and Hampton Lumber in South Carolina is expected to begin receiving wood before year's end.

As always, these conditions play out differently from region to region-and often from county to county. The commentary that follows reflects that range, from cautious optimism in parts of the Southeast to a "perfect storm" of pressures in upstate New York. F&W's managers continue to be the best guide to what these conditions mean for individual properties and ownership goals.

Southeast

Timber markets across the Southeast were largely stable to improving in the third quarter, with the clearest story in the region continuing to be the divergence between solid wood and pulpwood. Pine sawtimber, chip-n-saw, and poles are performing well across most of the region as mills seek to build inventory, while pine pulpwood and hardwood products remain under significant pressure from mill closures and weak demand. Dry weather and high fuel costs added complexity throughout, and managers from Alabama to South Carolina are telling landowners with mature pine sawtimber to move while conditions favor it. Two mill developments on the horizon offer cautious optimism: Hampton Lumber in Fairfax, S.C., plans to begin receiving wood in the late fourth quarter, and a mill expansion in Washington, Ga., is also expected soon.

In Alabama, T.R. Clark of the LaFayette office described a tale of two markets: solid wood products improving as mills build inventory ahead of a projected wet El Niño winter, while pulpwood remains difficult and likely to stay that way. Landowner sentiment is mixed-focused on pulpwood losses-but Clark said solid wood markets are reaching better levels than the region has seen in several years. His advice is direct: "Strike while the iron is hot." He expects the price improvements to carry at least into the first quarter and is urging landowners who have been waiting on the sidelines to take mature plantations to market now. He is also advising clients that if they have plantations nearing thinning age, be willing to do whatever it takes to get the thinning done so that the plantation can reach its highest potential.

In Northeast Florida, Bryan Croft of the Orange Park office reported stable conditions with prices normal for the season. Solid wood products remain strong in Florida, though Georgia is somewhat weaker. Pulpwood has steadied at soft levels, with buyers purchasing only one to two months of inventory at a time as mills adjust pricing to demand. Smurfit WestRock announced a new investment to upgrade its Fernandina Beach mill. Fuel prices and the risk of buyers and loggers exiting the industry are Croft's biggest concerns. He is advising landowners to move forward with plans as needed. "Forestry markets are cyclical, and the industry is facing significant challenges, particularly with limited opportunities for new demand. But conditions can improve as demand strengthens."

In the Florida Panhandle, Elvis Cook of the Marianna office described stable conditions with prices normal for the season. Small and large pine sawtimber are the strongest products and pine pulpwood remains under the most pressure given the shortage of pulpwood capacity locally. Cook believes pulpwood has likely reached its lows and is advising landowners to thin pulpwood stands for forest health. He said sawtimber markets are stable at this time and landowners should be prepared to sell if a price opportunity arises.

In Albany, Georgia, Chad Hancock reported stable conditions with prices normal for the season, driven by low mill inventories and mills wanting to continue current production levels. Pine chip-n-saw and sawtimber are the strongest products, with recent sales drawing multiple bids from buyers actively seeking stumpage for their crews. Pulpwood is loosening slightly, with some loggers now getting quota movement. Plantation Pine Products in Metcalf, Ga., has begun taking wood, though slowly. Hardwood products remain very difficult to move. Hancock's outlook is opportunistic: with mills actively looking for inventory, landowners who are proactive should be able to find chances to capture improving prices.

Further north in the Macon/Eatonton region, Robby Gordon described stable conditions with prices normal for the season, driven by mill activity and timber buyers having very little inventory under contract. Chip-n-saw and pine sawtimber are the strongest products, while pine pulpwood remains under pressure from mill closures and weak demand. Gordon's outlook is measured: things appear to be trending normally for the time of year, and he hopes mill demand will hold steady through the fourth quarter. His advice: defer harvest where stand conditions allow, letting merchantable timber grow and positioning stands to capitalize on sawtimber opportunities when they arise.

In Southeast Georgia, Wade McDonald of the Statesboro office reported improving conditions and increasing prices, with sawmills ramping up production and buyers working with low inventories. Small and large pine sawtimber are the standout products. McDonald flagged Hampton Lumber's plans to begin receiving wood in Fairfax, S.C., in the late fourth quarter as an important development. Landowners are beginning to accept market realities and look for opportunities. His advice: if a sale is predominantly pine chip-n-saw or sawtimber and pricing is at or above trend, sell. And for post-Helene timber: "Larger trees carry the most risk, so manage your risk."

In South Carolina, Matt Malone of the Fountain Inn office described volatile conditions, with dry weather and fuel costs the primary drivers and markets varying considerably across the region. Pine sawtimber and large poles remain the strongest products; pulpwood is weakening further as mill demand softens and some overseas markets have contracted significantly. A new mill in Hampton, S.C., is expected to come online, and an expansion at the Washington, Ga., mill is also anticipated. Malone is keeping an eye on whether wet weather returns as forecast: if it does, he expects demand and pricing to rebound well for older thinnings and final harvests on wet-weather-operable ground-and for first thinnings on those tracts to become marketable for the first time. His advice: keep pushing to get first thinnings done or under contract, be opportunistic on other sales, and stay flexible and ready to move quickly.

West Gulf

Timber markets across the West Gulf region softened or held flat in the third quarter, with prices normal for the season in most areas but declining in Oklahoma. Record fuel costs are the dominant theme from Texas to Arkansas to Mississippi, squeezing logging margins and keeping downward pressure on stumpage across the board. Dry weather compounded conditions throughout the region, allowing mill to build inventories and reducing demand even for products that have held up relatively well. Pine sawtimber-particularly large pine-remains the only product class moving with any regularity; pulpwood is essentially off the table nearly everywhere.

In El Dorado, Ark., Eric Sumner reported softening conditions as dry weather has kept mills full and lumber demand and housing remain weak. Large pine sawtimber is the strongest product in most of his area, while pulpwood-both pine and hardwood-has little market, with distance to existing mills adding further drag. Oak sawtimber is also down, held back by a lack of grade market. Sumner said a handful of clients who have been sitting on pine sawtimber sales for the past 12 months recently moved forward after waiting on better pricing that hasn't returned. His outlook is cautious: if dry conditions persist, he does not expect much price movement for the rest of the year, and if fuel prices stay elevated they could push stumpage further down. For those with pine sawtimber on dry-weather tracts, he said now may be the time to act-consistent rains, typically arriving in the fourth quarter, tend to push loggers towards dry tracts and push stumpage prices upward. For pulpwood, he is encouraging landowners to sell for forest health if a logger or dealer can be lined up, regardless of price.

In Corinth, Miss., Jason Potts described conditions as softening, with demand weakening as high costs ripple through the supply chain. No products are performing well; pine pulpwood faces the most pressure, compounded by the volume of it that comes along as a byproduct of chip-n-saw and sawtimber harvests. Mills have reduced unloading hours and are closing early at the end of the week. Potts was candid about the outlook: "I don't see anything changing for the better for the next quarter," and he advised landowners to sell only if they need the money and can't afford to wait a couple of years.

In Antlers, Okla., Chuck Beck described conditions as stable, with prices declining under the weight of rising fuel costs. Dry conditions have mill inventories full, and Beck sees no clear opportunities in the near term. His outlook heading into the fourth quarter: hope for a change in the weather pattern and some relief in fuel prices before year's end.

In Huntsville, Texas, Chris Bartley described market conditions as stable and prices normal for this time of year. He said pine sawtimber is the only product that can be sold consistently. Smaller products are difficult to sell due to mill quotas and haul distance while pine pulpwood remains unsellable. Owners are selling when feasible but holding otherwise, and Bartley's outlook hasn't changed: "The same as it's been for a couple of years now. Bad." His advice: hold if you can, and if a thinning is necessary, be prepared for no profit.

Central Hardwoods

Timber markets in the Central Hardwoods region remained mixed in the third quarter, with prices stable, according to Rick Sluss of the Clinton, Tenn., office. Fuel costs-rising week over week-are the defining issue heading into fall, with Sluss watching closely to see what the increases will mean for stumpage. Adding to the difficulty, most sawmills in the region have shifted to buying gate logs rather than standing timber, further limiting options for landowners looking to sell.

White oak and chestnut oak remain the only relative bright spots, though both are down from a year ago, and all other species are struggling. The region has no pulpwood market to speak of, leaving few outlets for lower-grade material. No notable mill developments occurred this quarter. On the horizon, Sluss is watching for any shift in tariff policy and expects the cross tie market to pick back up around mid-2027.

Sluss is focused on keeping loggers working and staying selective-limiting sales to white oak and chestnut oak to hold pricing-while waiting for broader market improvement. His outlook is cautious, and his advice to landowners is equally direct: good timber with strong species composition will sell well and is in demand; medium-quality or lower-grade timber should stay off the market for now.

Mid Atlantic

Timber markets in the Mid Atlantic continued to soften in the third quarter, with prices declining across the board, according to Glen Worrell of the Charlottesville, Va., office. Fuel costs and mill quotas are the dominant pressures, and no product class is performing particularly well. Record-high diesel prices are proving a strong headwind for logging operations and putting further downward pressure on stumpage.

The standout development this quarter is Twain Lumber Company's announcement that it plans to reopen the former Teal Jones pine sawmill in Henry County, Va., near Martinsville-a facility Teal Jones shuttered in October 2024. Twain's goal is to grow sawmill capacity from 80 million board feet to 108 million board feet at full capacity, which Worrell called a significant boost for the timber and logging industry in Southside Virginia.

Landowner sentiment is cautious, though Worrell said many owners are hopeful the Twain announcement will eventually generate more demand for sawtimber. He is skeptical the reopening will move prices in the near term, given current fuel costs. His outlook heading into the fourth quarter is measured: mills typically build inventory in the fall and early winter, which tends to improve conditions, but record diesel prices remain the biggest risk ahead. His advice to landowners: patience.

Northeast

Timber markets across the Northeast softened in the third quarter, with prices normal to declining across the region and conditions ranging from mixed to softening. Two forces dominate the regional picture: the closure of Finch Paper's pulping facility, which managers from Vermont to New York describe as a serious and potentially lasting blow to hardwood and softwood pulpwood markets, and record diesel prices that are squeezing logging and trucking margins throughout the region. U.S.-Canada tariffs add a third layer of uncertainty, particularly for softwood markets. Hardwood sawlogs-sugar maple, red maple, and quality hardwoods generally-remain the most stable product class, while low-grade material and pulpwood are under significant pressure nearly everywhere.

In Maine, Harold Burnett of the Winthrop office described a mixed quarter with prices normal for the season. Hardwood pulpwood and firewood are in demand, but softwood pulpwood is severely constrained-of the two area pulp mills, one does not purchase softwood at all and the other takes it only in limited quantities, pushing loggers to convert softwood inventory into biomass chips. Burnett's outlook is cautious: pricing appears to be settling at a new, lower "high," with further downward trends likely. His advice: careful marketing can make a meaningful difference in returns right now.

In Vermont, Tom Gilman of the Montpelier office reported stable conditions with prices normal for the season, though he flagged the Finch Paper closure as a significant development for New England even though the facility is located in New York. With IP/Sylvamo now the only pulpwood buyer west of Vermont, and firewood able to absorb only so much additional fiber, hardwood and hemlock pulpwood are under the most pressure. Gilman sees opportunity as summer ends: sugar maple veneer markets typically open up in the fall, as the timber is less prone to staining, and softwood generally picks up as well-though Canadian tariffs may temper that recovery. His advice: if timber can be cut for fair prices, landowners should consider doing so. "Who knows what tomorrow will bring," he said.

Also reporting from Tupper Lake, N.Y., Gilman described a mixed quarter with declining prices and a decidedly more somber outlook. The Finch Paper closure, he said, is going to have a very serious impact on forestry across New York and neighboring Vermont. With only one pulpwood facility remaining in the state-the former IP mill at Ticonderoga, now owned by Sylvamo-Gilman anticipates logging contractors exiting the industry, possible delivery quotas at Sylvamo, and falling stumpage rates for both hardwood and softwood pulpwood. He worries the forest will suffer as a result, with more lands potentially high-graded as poor-quality material gets left standing. Combined with high diesel prices and the prospect of 50 percent U.S.-Canada tariffs on wood products, he called the situation "a perfect storm." Maple sawlogs remain the one relative bright spot. His advice: if a contractor is available and markets can move all products, a harvest now may be wise-but there are no guarantees markets will improve anytime soon.

In Herkimer, N.Y., Lukas Myers reported softening conditions with declining prices, driven by mill demand and the termination of Finch's log procurement contracts. Pine sawtimber is gaining demand, but hemlock pulpwood is "just about dead" as IP has stopped buying pulpwood logs from local contractors except for certified wood. Myers sees exports as the greatest opportunity once tariffs are lifted. He is advising landowners to cut only if obligated to do so.

In Pennsylvania, John Helmers of the New Oxford office reported softening conditions and declining prices, with high fuel costs, weak markets, and limited demand the main drivers. Veneer and grade lumber markets are holding up well, and Helmers said there is still good demand from mills in his area for quality timber-but low-grade material faces poor markets and limited outlets. Landowners are increasingly asking about market conditions and sensing that now is not the ideal time to sell. Helmers is advising those with lower-grade timber to wait, while remaining optimistic that fuel prices and markets will improve.

Inland Northwest

Timber markets in the Inland Northwest softened in the third quarter, with prices declining, according to Garrett Kleiner of the Sandpoint, Idaho, office. Inventory levels and housing demand remain the primary market drivers, with high available supply and limited demand keeping conditions under pressure. Sawtimber and cedar poles are the strongest products, while oversize logs and pulp are under the most pressure-the market for both is very limited.

Landowner sentiment is cautious, and Kleiner's biggest concern over the next six to 12 months is the housing market-specifically, whether a large overhang of available supply and constrained demand will persist. He sees short-term increases in demand as the greatest opportunity on the horizon and is advising landowners not to let current market conditions derail sound forest management.

"Don't let markets deter you from necessary management," Kleiner said. "Markets might not be ideal for an economically driven harvest, but keeping with planned forest management activities will help maximize opportunity when markets rebound, while also increasing the resiliency of your forest."

Northern California

Timber markets in Northern California held stable in the third quarter but prices continued to decline, according to John Vona, who manages F&W's California operations out of Redding. Lumber markets are weak and mills are struggling, with the December 2025 closure of the Roseburg veneer mill in Weed continuing to weigh on regional prices. The region operates as a sawlog and veneer log market, and both classes are under pressure from weak end-product demand, high interest rates, and record fuel costs.

The notable development this quarter is an announcement by Sierra Pacific Industries that it will open a new sawmill in Eugene, Ore., with a projected annual capacity of 650 million board feet-which would make it the largest sawmill in the United States. While the facility is too far north to draw logs directly from Vona's service area, it is a significant indicator of investment confidence in the regional softwood lumber sector.

Vona described landowner sentiment as difficult to characterize and his outlook as guarded. Rising fuel prices are his biggest concern, as logging and trucking contractors will inevitably pass higher costs through in the form of increased rates. His advice to landowners: hold tight.

Closing Thoughts

The through-lines in this quarter's reports are hard to miss: fuel costs that show no sign of easing, pulpwood markets that remain deeply constrained across nearly every region, and a housing market that has yet to deliver the demand recovery many in the industry have been waiting on. These are not new pressures, but their persistence-now stretching across multiple quarters-is reshaping how managers think about what landowners can realistically expect.

What does stand out this quarter is the divergence in how managers are responding to that shared environment. In the Southeast, where pine sawtimber markets have strengthened, the message is to act now. In the Northeast, where the Finch closure is reverberating through the supply chain, the message is to think carefully and move only when contractors and markets are aligned. In the West, the advice is to hold tight and stay focused on sound forest management regardless of what the market is doing in any given quarter. The right answer depends entirely on where a landowner is and what they have to sell-which is precisely why local expertise matters as much as it does.