F&W Forestry’s Regional Timber Market Commentary

Beginning with the Spring 2026 issue of the F&W Forestry Report, we are introducing Regional Timber Market Commentary - a new quarterly feature highlighting timber market conditions across our operating footprint.

Each quarter, managers from our regional offices will share on-the-ground observations from the areas they know best. This series provides a deeper look at the trends shaping timber markets in different parts of the U.S.-from pricing and mill activity to landowner sentiment and product demand. Just as importantly, these updates showcase the depth of knowledge and experience among F&W's managers in the country's major forestry regions.

Their first-hand perspectives provide readers a clearer view of how regional dynamics influence broader market conditions-and to spotlight the individuals who serve as F&W's "boots on the ground." Their local expertise and real-time insights are key to helping clients make informed decisions and manage their timberland for long-term success.

Market Volatility & Long-Term Value

As you read through the regional commentaries that follow, you'll notice recurring themes: mill closures, fuel price volatility, tight quotas, and cautious landowner sentiment. While these near-term headwinds are real and deserve attention, it's equally important to maintain perspective on timberland as a long-term asset class.

Unlike many investments, timber continues to grow in volume and value even during soft market periods. This growth provides compounding returns that persist regardless of short-term price fluctuations. Moreover, timberland offers landowners something few other assets can: optionality. When markets weaken, harvests can often be delayed, allowing trees to continue adding value until conditions improve. When markets strengthen, landowners can accelerate activity to capture favorable pricing.

This flexibility, combined with proper forest management-including timely thinnings, reforestation, and investments in forest health-positions landowners to weather volatility and capture long-term value. The commentary that follows should be read with this context in mind: market conditions are always changing, but well-managed timberland remains a resilient, productive asset over time.

Southeast

Timber markets across the Southeast were mixed in early 2026, with trends varying by subregion but a common theme of stress on pulpwood and hardwood markets and cautious optimism for pine products. F&W Forestry managers from Alabama, Georgia, Florida, and South Carolina report generally stable to softening conditions, citing mill closures, tight quotas, and weak end-product demand as the dominant market challenges.

In Alabama, T.R. Clark of the LaFayette office described conditions as "softening" and cautioned that another hardwood mill closure is adding pressure to an already strained market. "The closure of Oak Crest Lumber in Buena Vista, Ga., is tough news following the loss of several area pulp mills over the last year," he said. Pine chip-n-saw remains the region's most stable product, with buyers aggressively seeking plantations ready for second thinning or final harvest. Clark warned that these closures are leaving loggers with fewer options: "With one less market, this will pressure loggers even further to seek out pine chip-n-saw and sawtimber tracts if they intend to stay in business."

In Northeast Florida, markets have held steady, though pulpwood remains under pressure. Bryan Croft in Orange Park said conditions are "normal for this time of year," adding that "solid wood products are doing well for pine, but hardwood has almost no market in Florida now." He noted that sawmills have been paying slightly more to entice reluctant sellers, while pulp mills remain selective and full. Looking ahead, Croft remains cautiously optimistic, noting that "the reindustrialization of America sounds positive" and that "we have plenty of timber and we know how to grow it fast to meet demand."

In the Florida Panhandle, Elvis Cook in Marianna reported stability, largely due to limited market movement. "The lack of wood-using facilities and logging capacity are keeping timber markets flat," he said. Pine sawtimber continues to have the most outlets, supported by a steady housing market, but oversupply has weakened pine pulpwood. Cook advised landowners to "sell timber that needs thinning if you can-if not, hold it and hope that markets turn around."

Across the state line in Georgia, market volatility remains the headline. Doug Hall in Albany summed it up bluntly: "The timber business is looking tough in our area. The recent spike in fuel prices combined with tight mill quotas and a shortage of pulp mills are putting a heavy strain on buyers-and that strain will be felt by landowners." Chad Hancock, also in Albany, echoed the sentiment. "Hardwood pulp and sawmills have closed or been shuttered in the region, leaving no market for hardwood products," he said. Hancock noted that while pine chip-n-saw and sawtimber markets are holding steady, mills remain on quota due to weak demand for finished products.

Further north, Robby Gordon in the Macon/Eatonton region found more encouraging signs, noting that "markets seem to be improving slightly with an increase in demand for chip-n-saw," as mills ramp up production to fill orders. Still, pulpwood remains sluggish due to dry weather and mill closures. Gordon characterized landowner sentiment as "opportunistic," emphasizing the importance of taking advantage of favorable short-term conditions while maintaining long-term management goals.

In Southeast Georgia, Wade McDonald in Statesboro described conditions as stable but stagnant. Mill closures and lack of markets continue to weigh on pulpwood. "Most landowners are holding," he said, although he sees strong markets for mature pine stands north and west of Statesboro.

In South Carolina, Matthew Malone at Fountain Inn reported a volatile quarter with "tightened daily wood orders" and mills operating at reduced capacity. Fuel prices and weak demand continue to constrain the market. "Several buyers and loggers are becoming anxious about market conditions," he said. Even so, Malone advised landowners to stay active with thinning operations to improve stand quality. "Thinning sales-especially overstocked or delayed stands-should be under contract as soon as possible with the best chance of completion in the near term," he said, noting that it may need to be paired with a final harvest to equalize product volumes and attract buyers.

West Gulf

Timber markets across the West Gulf region-covering Arkansas, Mississippi, Louisiana, Oklahoma, and Texas-remain under pressure, with managers reporting volatile conditions, declining prices, and widespread mill quotas tied to dry weather and high inventories. Mill activity and weather have emerged as dominant market forces, leaving many loggers idle and landowners cautious as stumpage prices soften across most product classes.

In Arkansas, Eric Sumner of F&W's El Dorado office described the market as "volatile," noting that abnormally dry weather has kept mills well-stocked with wood and sitting on large inventories of finished product. "Stumpage prices are soft," he said, adding that pine pulpwood is currently the most active product, "not because it's good-just more stable than other markets." He noted that most non-industrial private forest (NIPF) landowners are holding off on major sales but said "thinnings need to continue to keep forests healthy and growing vigorously."

Further east, Jason Potts in Corinth, Mississippi, reported similar conditions, compounded by extreme weather. "All pine mills are on quotas," he explained. "The hardwood sawmills are running normally, but the pine pulpwood market is flooded following an ice storm, and demand is low." The disruption has left many landowners unable to move wood. "Because of the ice storm, several landowners are trying to sell their timber, but no one is buying," Potts said, calling this year "one of the worst that I can remember."

In Oklahoma, Chuck Beck from the Antlers office described markets as "volatile" and prices as "declining," driven by dry conditions and sluggish housing demand. "Pine sawtimber is probably the most stable," he said, though pulpwood remains especially weak. As chip mills finish spring maintenance shutdowns, this could bring limited short-term opportunity for more active sales.

In Texas, conditions are no better. Chris Bartley of the Huntsville office characterized his area's market as "volatile" with "declining prices," pointing to temporary mill shutdowns and quotas as key challenges. His advice for landowners captured the regional sentiment: "Be patient. There isn't much we can do right now."

Central Hardwoods

Timber markets in the Central Hardwoods region have softened, though prices remain within seasonal norms, according to Rick Sluss, who manages F&W's Clinton and Paris, Tenn., offices.

An unusually mild winter has allowed steady logging activity, leaving sawmills full of inventory earlier than typical. The crosstie market is also at capacity, creating challenges for tie log production and underscoring the need for additional low-grade markets in the region. Some sawmills have responded by limiting purchasing to Monday through Thursday or pausing buying entirely for a week to control log inventory heading into spring.

Species performance continues to vary significantly. White oak, chestnut oak, and walnut remain strong performers with favorable pricing, while poplar and red oak are trading below year-ago levels. Tie logs and pallet logs are experiencing the most pressure, weighed down by sluggish sales from sawmills and saturated markets for crossties, board mats, and pallet lumber.

Looking ahead, he identifies tariffs and weak housing starts as the biggest risks to regional markets over the next six to 12 months. Improvement in the hardwood sector will likely depend on favorable shifts in both areas, along with a potential rebound in export markets. His advice to landowners is straightforward: "If you have the right species mix of timber, it will sell very well. If you don't, let's hold it and wait to see what happens later this year."

Mid-Atlantic

Timber markets across the Mid-Atlantic region entered 2026 with a mixed outlook, according to Glen Worrell, manager of F&W's Charlottesville, Va., office. While conditions remain within seasonal norms, mill activity and weather continue to be the primary drivers shaping regional markets. However, a new variable has entered the equation: surging fuel prices linked to the conflict with Iran. "So far, mills have not been willing to make fuel price adjustments, so loggers are currently 'eating' the fuel cost increase," Worrell noted. "I am sure they will begin to pass that along in the form of lower stumpage prices."

Product class strength has been fluctuating, with no single category consistently outperforming others, though pulpwood is currently experiencing the most pressure. Landowners appear to have adjusted expectations to what Worrell describes as a "new norm" for wood product pricing, and many were moving forward with sales prior to recent geopolitical developments.

Looking ahead, Worrell sees fuel prices as the biggest risk to timber markets over the next six to 12 months, with higher hauling and logging costs squeezing margins. Worrell recommends landowners take a cautious approach in the near term, delaying sales where possible until market conditions and fuel prices stabilize.

Northeast

Timber markets across the Northeast were steady but showing early signs of strain as winter turned to spring, according to F&W managers in Maine, Vermont, New York, and Pennsylvania. Markets are stable for most sawtimber products, but soft demand for pulpwood, full mill inventories, and rising fuel costs are creating headwinds as the region moves toward spring "mud season."

In Maine, Harold Burnett of the Winthrop office described conditions as "softening," with declining prices. "Inconsistent and soft demand for pulpwood" and large sawmill log inventories have contributed to strict mill quotas, he said. Burnett described the pulpwood market as at one of its lowest points in memory. "Demand and capacity for producing softwood pulp has never been lower," he noted. A long-standing white birch sawmill is set to close in April, and several hardwood log brokers and satellite yards have shuttered, tightening markets further. He summed up the sentiment among local contractors: "A common logger refrain is, 'I've never seen it this bad.' Yet the contractors with whom we work continue providing excellent service."

In Vermont, Charlie Stabolepszy in Montpelier reported a more stable picture, saying markets are "normal for this time of year." Pricing for quality sugar maple and white ash sawlogs is strong, while red maple and yellow birch pricing is only fair. "The pulpwood market is poor due to a lack of mill capacity to absorb the supply," he said. "Vermont has no hardwood or softwood pulpmill, so we truck all pulpwood to New Hampshire and Maine, which increases trucking costs." Firewood markets are stable and strong. He encourages landowners with mature sugar maple and white ash to "sell these species while the markets are favorable."

In Northern New York, conditions are mixed. Tom Gilman of the Adirondack region said an excellent winter for logging left mills "full of logs," pushing prices lower across both hardwood and softwood species. "All products have slowed as spring approaches," he reported. Gilman expects a seasonal reset once roads firm up later this spring. "Once mills use up their winter inventory of logs and pulp, markets should open back up by late spring or early summer at reasonable prices." He noted key mill changes, including upgrades at the International Paper mill in Ticonderoga and the closure of a Baillie Lumber sawmill in Boonville-which now means added trucking costs and less stumpage.

In Herkimer, N.Y., Lukas Myers described markets as "stable" but noted that "softwood markets and pricing are unstable but still there," while pulpwood remains challenged by a lack of processing capacity. He warned that market consolidation is reducing the number of bidders. "Sell the right product at the right time," Myers advises, "otherwise wait to market the timber if possible."

Further south, John Helmers in New Oxford, Pennsylvania, said conditions are "mixed" but generally favorable. "There is strong market demand for good white oak and chestnut oak," he said, adding that "all oak species have been positive." Amish-operated mills continue to expand and represent strong local buyers. Helmers noted that fuel prices and spring weather are the biggest near-term risks but he remains upbeat: "If fuel prices stay under control and the weather cooperates, I feel that things should be positive in my region."

Inland Northwest

Timber markets in the Inland Northwest have remained stable, but fuel price volatility has led to hesitancy among buyers when providing longer-term agreements. Prices remain in line with seasonal expectations, according to Garrett Kleiner, manager of the Sandpoint, Idaho, office. Weather has had varying impacts on mill inventories. A lack of typical North Idaho winter weather has provided access to some timber tracts while limiting appropriate logging conditions for others.

Sawtimber continues to be the strongest product class in the region, while pulpwood, chip-n-saw, and pine sawtimber are experiencing more price pressure. Landowner sentiment in the region remains cautious, reflecting broader uncertainty tied to volatile fuel prices and a tepid housing market. Kleiner also points to wildfire risk as a major concern heading into the warmer months. "The market is stable enough that fuels reduction and forest health harvests should be a focus given the possibility of lower logging costs and available contractors," he noted.

Northern California

Timber markets in Northern California softened heading into 2026, with declining prices following a significant mill closure late last year, according to John Vona, manager of F&W Forestry's California operations based in Redding.

The closure of Roseburg Forest Products' veneer mill at Weed in December removed approximately 60,000 MBF of log consumption from the local market, creating immediate downward pressure on prices. The impact has been felt most acutely in Douglas fir, which has seen prices decline roughly 15 percent since the fourth quarter of 2025, while Ponderosa pine and White fir have experienced more modest decreases of around 5 percent. Landowner sentiment has turned cautious in response, and Vona sees additional risk on the horizon.

There is, however, reason for cautious optimism. Sierra Pacific Industries is planning to open a new mill in Eugene, Oregon, that is expected to be the largest sawmill in North America, with 650 million board feet of annual output.

"We currently have a weak log market, but hopefully we will see improvement as mills in southern Oregon become more active in our log sales," Vona summarized. For landowners, his advice is to consider deferring a percentage of planned harvests to hedge against the soft market and position for potential improvement ahead.

Closing Thoughts

As these regional perspectives show, timber markets across the country are anything but uniform. Local weather, mill capacity, product demand, and even global events all play a role in shaping conditions on the ground. Drawing on insights from our managers, we hope to provide a more complete picture of the forces influencing today's forest economy.

F&W's strength has always come from the depth of experience and local knowledge within our team. We look forward to sharing these updates each quarter-bringing you closer to the markets where we work and to the people who know them best.