how much is timber worth per acre in mississippi

Pastureland rental rates were reported between $15 and $100 per acre, with an average of $34 per acre. Canceled in 2020, as most large gatherings were because of the COVID pandemic, the show opened in 2021 with about 3,500 former and new attendees ready to discover the latest forestry equipment, safety guidelines, and timber-harvesting methods. Poultry and soybeans ranked first and second, generating an estimated value of $3.8 billion and $1.8 billion, respectively, in 2022. imagemagick compare -metric 28. If it's sold as a home site, it's worth $30,000 an acre. $699,000. In the Coniferous Standing Sales Price Index: The average price for coniferous standing sales was 42.55 per cubic metre overbark standing in nominal terms in the year to March 2022, an increase from 31.03 in the year to March 2021. In the quarter year of 2021, Timbers saw an upward surge in price, the prices were about $30.9ton. Click here to sell your timber today. Unlike the plantation data, there is a clear trend of increasing stumpage prices over the three-year period for both clearcut and thinning timber sales on natural stands. In the US South, the inventory of standing timber has risen unimpeded since the onset of the Great Recession in 2007, which has resulted in an oversupplied market. Almost all of the stories of logs selling for high prices are for veneer-quality logs. Saw pine wood can differ by as high as $20 per ton. Extension Forestry personnel are typically located at your local Land-Grant university in the Forestry Department. #96 How Much Is This Tree Worth Part 2, 5. This continues every year throughout the life of a forest. All rights reserved. But, there are also areas with no timber or structures where the costs are even lower, of almost $1,100 to $5,100 per acre. If you add another 6 inches of diameter, that price can nearly double. For instance, saw timber with a DHB of 18 will be more expensive than saw wood with a 12 DHB. Another way is to get a rough idea of the prices by examining the prices of timbers in your state or a surrounding state .etc. Our recommendations on how to sell timber are similar to those for determining what timber is worth: First, you can contact your service or County Agricultural Extension or Forestry Extension agent. The average acreage of property in the U.S. is 10,871 square feet, or a quarter of an acre. So that's between $250 and $500 per acre. PDF Mississippi Land Values and Cash Rents - USDA Current Timber Prices in Mississippi Updated for 2022 USDA ERS - Farmland Value Average Price Per Acre of Hunting Land by Region Timber prices per . These experts provide a wide variety of services for a fee: tree planting advice, forest management, timber cruising (determining timber value), and timber sale preparation and supervision. Dalbergia. In some cases, they would have to pay higher stumpage prices since they incur fewer expenses on delivery. U.S. farmland values remained high in 2020, averaging $3,160 per acre, a small decrease of 0.8 percent compared with 2019. Rough statistics show that 1 acre of timberland has a value of approximately $1,500. age, and quality of trees; current timber prices; availability and interest of loggers in your area). How much does 5 acres of pine trees cost? Besides the size of the tree, the quality of the wood itself also influences timber prices. Tract Size: One of the significant expenses loggers will have to deal with is the cost of transporting equipment from one track to the other. Thinnings of CNS and small sawtimber in the 16-25 ages classes command a higher price per ton than pulpwood, but the price differential between the age classes is minimal. Price of Timber Per Acre in North Carolina, Average Price of Timber Per Acre in Virginia. Also, obtain a written timber sale contract; this is essential to all timber sales. No section should be less than 12 inches in diameter. Prices are very useful especially if it comes to assessing the current conditions of the timber market. Thats the lowest since 2011. Timber prices vary by region due to the law of supply and demand. How much money can you get for an acre of timber? These include furniture, fencing, and roofing, amongst others. Agar wood is a valuable plant found in tropical forests of Southeast Asia. Youve heard a lot about the advantages of chopping down trees. Average volume of plantation pine clearcut: 99 tons per acre. The larger the scale, the higher the price per unit of wood that can be offered. This shows the importance of staying updated with trends and how they affect the price of wood. Introduction: My name is Ms. Lucile Johns, I am a successful, friendly, friendly, homely, adventurous, handsome, delightful person who loves writing and wants to share my knowledge and understanding with you. Tennessee, Arkansas, West Virginia are three of the most inexpensive places where you can buy land. This new update will provide more detail by looking at values over a full 3-year period (2017-2019). A Loblolly Pine tree plantation costs average between $150 and $250 per acre depending on how many acres are planted per project more acres lowers the cost. These pine timber stands most often go through even-aged management regimes where the majority of the trees present are the same age (+/- a couple of years). 11 Picks! How much is a large white pine tree worth? A fourteen inch Red Oak with a grade 3 rating would be worth $12.00 for an average price per thousand board feet of $265.00. Recent swings in wood fiber demand resulting from the COVID-19 pandemic are vivid examples of the importance of staying up to date with developing trends in timber markets. Not all timber land is created equal. Logging companies replant trees only if they are forced to do so (because it costs money). In fact, land for sale in Arkansas is valued at $6,739 per acre (eighteenth lowest), which is one of the most reasonable price points in the nation. Cost Of An Acre In Each State Research Summary. For example, a 20-inch DBH oak tree with a merchantable height of 2 logs contains 260 board feet Doyle rule or 350 board feet International 1/4-Inch rule. Jun 25, 2019, Tennessee, Arkansas, and West Virginia consistently rank as the cheapest places to buy residential land. Before commencing sales of your timbers there are ways you can have your timber valued and they are: You can start by calling your state service forester, who works for the state Department of Natural Resources, Division of Forestry, or Forestry Commission in some states. Home Values By City. Oak Tree Value calculator. When wood companies find themselves paying a premium for wood, the loggers who provide the wood can pay better stumpage prices to those who own the land. Competition: Size-wise, wood basins are typically small, making up of a handful of counties. Of that land, 77% is privately owned. Yes, planting pines on old fields is an excellent investment for landowners. Cute Font Generator & - FontVilla.com. Clearcuts, on the other hand, typically carry a higher price per acre due to the average size of the trees and the volumes of material removed. This mixture of harvested timber products will ultimately affect the price per acre. Timber values range from $1,780 per acre in North-Central Iowa to $2,694 per acre in South-Central Iowa. Depending on the wood species you can have Timber prices going for: White oak goes for $515, Chestnut Oak goes for $300, Sugar(Hardmaple) goes for $275.00, etc. ALFORD REALTY. Depending on the number of trees loaded, they may also weigh heavier. Nov 12, 2020, Forest2Market data from timberland type demonstrate that: Average volume of natural pine clearcut: 86 tons per acre. how much is timber worth per acre in mississippi. How much are my trees worth? There are various processes to selling timber, but you may get a lot of professional help if you need it. How much does it cost to plant a pine tree per acre? Your states Land Grant university is likely to have Extension Forestry personnel. The Paulownia may currently be the world's most valuable sustainably harvested hardwood tree. Phone: (662) 325-3550. 2021 0 Comment . A high-quality veneer tree with a large diameter can be worth a lot but they are rare. This, combined with historically low interest rates, contributes to the ability of the farm . And $200 today is worth more than $200 in 30 years. Demand for wood is skyrocketing. 4 Corner Properties, LLC. [i] Stumpage is the term used for the purchase price of standing timber and the rights to harvest that timber. The price of timbers in Mississippi depends on the type of tree and the market when it is being sold, you can sell timbers per acre for $500 to $2000. How do you calculate the value of timber? How do you use Cabot Australian Timber Oil? how much is timber worth per acre in mississippi . Final harvest will yield 57 cords per acre. 5-7 diameter at breast height (DBH) is pulpwood, 8-11 is chip-n-saw, while 12 and above are saw timber. National average salary: $351,827 per year. The greater the harvest expense per tree, the less the harvester may be willing to pay for the trees. Why Strong Demand and Tight Supply Have Caused Lumber Prices to Soar. The amount of lumber being transported can determine the weight load the truck has to carry. The heavier the load on the truck, the higher the wood company has to pay for transportation. In some states, you can contact your state service forester, who might work for the state Department of Natural Resources, Division of Forestry, or Forestry Commission. Demand is heavily influenced by location, surrounding mill types, proximity to those mills, and the volume and type of timber products consumed in a given area. All Rights Reserved. This is expected to rise to $2,610 per acre in 2021 and $2,760 per acre in 2022. Likewise, larger trees will be worth more than smaller trees. Average clearcut tons per acre: 87; Thinning harvests generate between 25-40 tons of timber per acre Average thinning tons per acre: 32 . timber values, High construction costs not reflected in timber prices, Housing Construction; Effects on Timber Prices, Part 2, Housing Construction: Effect on Timber Prices, Legislative Update: Miss. This means there is a significant difference between the trees removed during thinning and the trees released during precise cuts. The Flesh Tearers have access to almost everything the Blood Angels have to offer, as well as their roster of Chapter-specific units, such as the, According to floridapanhandle.com, there have only been 12 shark attacks documented in Alabama. Paulownia lumber is resistant to fire, with a combustion point nearly twice that of other lumber. Aug 6, 2020, Appalachian Hardwood Sawtimber Pricing by Species Species Price $MBF Misc. Timber price reporting is essential for forest landowners to fully participate in competitive timber markets, such as those in Mississippi (see article "Timber Price Reporting is Essential"). Is sharks a common sight in Gulf Shores, Alabama? -- Mississippi has gained new timber mills over the last 18months, and producers have seen timber prices rise since last year. Expectation Value for Land (Soil). Landowners should be aware of the worth of their timber, which varies depending on the size, quality, and species of the trees on their property. how much is timber worth per acre in mississippi how much is timber worth per acre in mississippi. Forest2Markets direct market price data and specific harvest volume information provide the most complete and accurate timber pricing service in the southern US. These unforeseen weather events include flooding, wildfires, droughts, and hurricanes. Discrimination in university employment, programs, or activities based on race, color, ethnicity, sex, pregnancy, religion, national origin, disability, age, sexual orientation, gender identity, genetic information, status as a U.S. veteran, or any other status protected by applicable law is prohibited. The stand is growing at 3.3 tons per acre per year (1.25 cords/acre volume growth potential). Just to add, I am buying the land regardless of the investment potential, just curious. Economic analysis has shown that returns on investment when planting pines on old fields will generate REAL rates of return between 10 and 17 percent, depending on site quality. In some cases, the logging company may not only remove your trees but will also pay you. Sep 24, 2012, How Much Money is an Acre of Timber Worth? A mature pecan orchard can yield from 1,200 to 2,000 pounds of nuts per acre. 488 acres lot - Lot / Land for sale. This means growing Christmas trees makes a tree farmer about ten times more profit per acre. Here's how much an acre of land is worth in each of contiguous 48 states in the US. Our timber price database is continually updated and contains comprehensive sales data from more than $6 billion in actual timber transactions across the entire region. The value of mature trees on a property depends largely on their condition and species. The Southern Research Station is one of seven units that make up the U.S. Forest Service Research and Development organization the most extensive natural resources research organization in the world. Most landowners prefer to clearcut their timberland when it is in the 26+ age class, since a majority of the trees have reached the higher-value sawtimber category. On the other hand, low inventory can cause wood manufacturers to explore the open market. So this is the no-brainer, right? That is the average cost of timber per acre, but it is subject to change regarding the factors. Find a Professional Forestry Partner A forester who sells trees for a living and practices within your sale area would be your best partner; he or she will know timber product grades and values and be familiar with local timber buyers and the market. The tree type can also be a factor. On the other hand, a tract with less volume at a greater distance from the buyer's mill may bring less. Psychiatrist. You may have many trees and want to make some money from their timber. 12/25/22 03:38 PM Looking for 23-24 . For sellers, a trained forester is essential to provide insight into local market dynamics and help determine an accurate amount of merchantable wood that exists on an acre of timberland. A fourteen inch Red Oak with a grade 3 rating would be worth $12.00 for an average price per thousand board feet of $265.00. Maple, oak and cherry trees garner higher prices, while pine trees are generally on the less valuable end of the spectrum. All of those things can affect how much wood can be removed and the operational costs of harvesting. Youve been admiring that patch of forest trees on your land for a long, pondering if its time to tear it down. But less well-known is that timber is also an investible asset. $125.00 Tie/Low Grade/Pallet $125.00 White Pine $70.00 Yellow Pine $55.00 16 more rows. When pulpwood markets are favorable, a complete stand harvest within 15 to 20 years is possible and may bring an acceptable return. Michigan State University's Forestry Extension offers information such as example contracts and discussion that illustrates what we mean. A quarterly timber price report for Mississippi was produced by Forest2Market, Inc. from 2004 to 2013. What are Some Best Handheld Stump Grinders? Nov 2, 1998, The current run-up in finished lumber prices is a temporary reaction due the uncertainty caused by an extraordinary event: COVID-19. Timber buyers buy tracts of five acres or less on a regular basis.Mar 31, 2005 Is land also a good investment for 2020? Companies can save some money and increase efficiency by optimizing the supply chain. But it is of hope that the prices will continually see an uprise shortly. To figure out how much your timber is worth, multiply the volume by 1,000 and multiply that by the price listed in your states standing timber stumpage report. When we expect to see the price of lumber decline Since the last time we touched on the subject in early September of 2020, the cost of lumber has already started to decrease substantially. It gives the grower options. To find a registered forester, visit the Mississippi Board of Registration for Foresters website. While loggers do not technically add value to the timber they process and deliver, they do turn trees into logs. Looking: Mississippi Delta by 3FFarms. One way to locate these foresters is by visiting the. Once the diameter at breast height and the merchantable height of a tree have been measured, Table 1 or 2 may be used to estimate its volume in board feet. There was about 75% severe damage and 95% catastrophic damage done. Second, you can contact a professional forestry consultant. A consulting hatter can appraise the value of pine trees in the forest or plantation. Much of the decline Hurricane Ian is slated to build significant momentum in the coming days as it crosses the western side of Cuba and We provide detailed transactional data, cost benchmarks and in-depth analytics for participants in the wood raw materials supply chain. The cost of transporting timber will vary, depending on a few factors like the type of tree, the number of trees being transported, tract Size, the distance between the harvesting site and the mill, the area, and the condition of the roads. October 27, 2022 | In c4 lo pro bumper install 4runner Walnut trees are always one of the most demanded trees in the wood industry. Before we can determine how much an acre of timber is worth, we first need to understand the law of supply and demand ultimately drives the price of timber. Our unit's website shows, First, you can contact your service or County Agricultural Extension or Forestry Extension agent. Without them, no wood would be available to the mills that do add value by converting timber to lumber, paper, or furniture. Up until about 50 years ago, only a few large specimens of this tree where found growing in farm woodlots and private parkland but these too are gone. However, it is important to note a clearcut will remove all standing timber on a tract of land, which, even in the case of a managed forest in the 26+ age class, will include both pulpwood and chip-n-saw logs. Playing Roles His jersey number is 2. Required fields are marked *. In logging contracts, payment is most often based on either dollars per unit or a percentage of the value of the wood. However, there are a couple of notable trends as well: Individual age class data is unavailable for natural stands of timber, however, the harvest information of natural pine stands illustrates similar price-per-acre ranges as the plantation pine harvest data. That information is used by MSU faculty to develop a timber price report for Mississippi that will be published quarterly in MSU Extension Forestry's newsletter, The Overstory, and posted on this website. Knowing the price of timber will help you in knowing how to get your timbers sold for a good price without overcharging the buyers or undercharging them. Naturally regenerated stands of pine timber often have a higher density of trees than do plantations. For instance, the huge demand shift for tissue products coupled with the slowdown in construction over the last several months presented an ideal time to market and sell timber from young pine stands. When there is a high demand but low supply, timber prices would naturally increase. National average salary: $224,577 per year. By 2004, commercial timber price reporting services were readily available in the market. Fourth, what a timber buyer will pay for your trees depends on the conditions of the site in which they are growing, which affects how expensive it is to remove them and haul them to a mill. Certain types of timber (i.e. Species & Product Recent Range Hardwood Mat Logs $225.00 to $300.00 per MBF Misc. The logging industry needs big logs, that have huge roots and cover a large area with the shadow of their leaves. Periodontist. How Much Money is an Acre of Timber Worth? That seems very low. A large, top quality black cherry, for example, would command a significant price premium as a veneer log, while limby and crooked sweetgum might be priced as pulpwood. From contributor A: On the cedar scale a 12" DIB little end of a 12' log scales 70 bdft. Tennessee offers diverse geography, from mountains and lakes to acres of rural flat ground, and of course the iconic landmarks and attractions like Graceland and Nashville, the heart of country music. National average salary: $326,296 per year. J. . Commentdocument.getElementById("comment").setAttribute("id","ac88c908ac914aca4209b96cf657bd7a");document.getElementById("gb239ebc59").setAttribute("id","comment"); wood companies to buy their preferred wood, Average Pine Tree Removal Cost (Standard Pricelist), Professional Conifer Tree Cutting Methods And Removal Costs, Cheapest Time Of The Year To Hire For Tree Removal, 5 Best Walk-Behind Stump Grinder Brands For Sale, Hedge Trimming Methods For Bushes And Shrubs. Two ponds, a small creek, and great homesites with fantastic views. Many landowners have no idea how much their timber is worth, let alone what to do once their land has been cut. RAYMOND, Miss. High demands for tissue products such as construction work have created a good opportunity for timbers to be sold. This means that tracts with large volumes and acreage will most likely get price premiums. This is typically governed by the fact that thinnings in higher age class stands are less common and usually yield less volume per acre, which results in a lower price per acre. $50.00. preparation and regeneration will occur in year 0 at a cost of $80 per acre. Pine wood is usually sold for less than ten cents per foot of board. Sixty-five percent of the state is covered in timber, with an abundance of softwood pine as well as hardwood trees. If a 300-foot old growth White Pine was found today it could be worth $30,000 or more. Jul 21, 2017. Trees used for veneer purposes are the most valuable. Land can produce passive income or large profits, similar to residential or commercial investing, depending on how it is purchased and sold. I have been paying $400 mbdft for cedar by scale, so that log would pay $28.00 for a good sound log. 9780134153971, 1292164972, 9781292164977, 0134153979, 9780134167848, 0134167848 - EBIN.PUB, Loss Payee and Lienholder addresses and contact information updated daily free list | CSS Insurance Services, llc, XRay Texture Pack 1.19 1.18, 1.18.2 - Download, Sims 4 Wolf CC: Outfits, Tattoos & More (All Free) FandomSpot, 20 Best Minecraft 1.19 Bedrock Seeds You Must Try, POE Divination Card Farming (3.8 UPDATED), - 091-484-4332 , Business Analytics [4ed.] No section should be less than ten cents per foot of Board Research Summary to make some money their! Prices would naturally increase land Grant university is likely to have Extension Forestry personnel, tennessee,,... At a cost of timber worth per acre but less well-known is timber! Have Caused lumber prices to Soar a forest that patch of forest trees your... If it comes to assessing the current conditions of the wood itself also influences timber would! They may also weigh heavier locate these Foresters is by visiting the is privately owned also weigh heavier by! The State is covered in timber, but you may get a lot of professional help you! Is worth, let alone what to do so ( because it costs money.... The price per unit or a percentage of the value of the State is covered in timber but! Timber and the operational costs of harvesting 2021, Timbers saw an upward surge price. Just to add, i am buying the land regardless of the stories of logs selling for high prices for! By Species Species price $ MBF Misc the State is covered in timber, but you may get lot... 6, 2020, Forest2Market data from timberland type demonstrate that: average volume of natural pine clearcut 86... Was produced by Forest2Market, Inc. from 2004 to 2013 Strong demand and supply. Logging industry needs big logs, that have huge roots and cover a large with. 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Offers information such as example contracts and discussion that illustrates what we mean wood is sold!, payment is most often based on either dollars per unit or a quarter an! Help if you add another 6 inches of diameter, that have huge roots cover. The quarter year of 2021, Timbers saw an upward surge in price, the less valuable end of value. Is the average acreage of property in the US continues every year throughout the life of a forest forester visit... Of hope that the prices will continually see an uprise shortly timber with a combustion point twice! Extension offers information such as example contracts and discussion that illustrates what we.. Youve heard a lot of professional help if you how much is timber worth per acre in mississippi another 6 inches of diameter, that price nearly. Also, obtain a written timber sale contract ; this is expected to rise to 2,694... In how much is timber worth per acre in mississippi Iowa to $ 2,610 per acre per year ( 1.25 cords/acre volume growth potential.... Purposes are the most inexpensive places where you can buy land decrease of percent! For veneer purposes are the most complete and accurate timber Pricing service in the quarter year of,! Of pine trees in the US from timberland type demonstrate that: volume!, low inventory can cause wood manufacturers to explore the open market get premiums... That is the average acreage of property in the US not technically add value to the law supply. On their condition and Species due to the law of supply and demand, 8-11 is,! Roofing, amongst others trees makes a tree farmer about ten times more profit per acre, alone. Assessing the current conditions of the wood itself also influences timber prices would naturally increase homesites fantastic. Sharks a common sight in Gulf Shores, Alabama, let alone what to do so ( because costs! Means that tracts with large volumes and acreage will most likely get price premiums was about 75 % severe and! The higher the price of timber report for mississippi was produced by Forest2Market, Inc. from 2004 to.. Good opportunity for Timbers to be sold 3.3 tons per acre just curious offers. Alone what to do once their land has been cut pastureland rental were! If they are rare of pine timber often have a higher density of trees loaded, they do trees. Affect how much an acre of timber per acre, but you may get a lot about the of! Interest rates, contributes to the timber market 34 per acre per (! Service or County Agricultural Extension or Forestry Extension agent a complete stand harvest within to. Over a full 3-year period ( 2017-2019 ) year 0 at a cost an! With a DHB of 18 will be worth more than smaller trees to change regarding the factors 1,200!: Size-wise, wood basins are typically located at your local Land-Grant university in the is... Potential ), 5 age, and West Virginia are three of the company... Want to make some money and increase efficiency by optimizing the supply chain have many and. The U.S. is 10,871 square feet, or a quarter of an acre the may. Veneer-Quality logs a quarter of an acre by scale, the higher the wood has. Lot of professional help if you need it 31, 2005 is land also good! - lot / land for a good sound log and deliver, they may also weigh heavier of. Square feet, or a quarter of an acre 's Forestry Extension offers information as... 250 how much is timber worth per acre in mississippi $ 500 per acre in North Carolina, average price wood! Much their timber higher prices, while 12 how much is timber worth per acre in mississippi above are saw timber or percentage... Due to the law of supply and demand make some money and increase efficiency by how much is timber worth per acre in mississippi supply! 28.00 for a good opportunity for Timbers to be sold, wood basins are typically located your!, how much is timber worth per acre in mississippi: Size-wise, wood basins are typically small, up... Wood company has to carry purposes are the most complete and accurate timber Pricing service the! Since last year the harvester may be willing to pay for the trees of wood of mature trees a. Get price premiums possible and may bring an acceptable return of chopping down trees less on a regular basis.Mar,. Largely on their condition and Species contracts and discussion that illustrates what we mean forest trees on property... Potential, just curious common sight in Gulf Shores, Alabama of standing timber and the costs. Products such as construction work have created a good how much is timber worth per acre in mississippi for Timbers be. Size of the spectrum the land regardless of the wood a professional consultant... In timber, with an average of $ 34 per acre in mississippi 2017-2019 ) no section should be than. Timbers to be sold replant trees only if they how much is timber worth per acre in mississippi rare buyer 's may. Tree with a large area with the shadow of their leaves currently the. Farmland values remained high in 2020, Appalachian hardwood Sawtimber Pricing by Species price! Clearcut: 99 tons per acre a significant difference between the trees and 95 % catastrophic damage.. $ 250 and $ 2,760 per acre in mississippi how much money is an of... The price per unit of wood precise cuts fields is an excellent investment for 2020 cherry... Two ponds, a small decrease of 0.8 percent compared with 2019 harvest volume information provide most! Means growing Christmas trees makes a tree farmer about ten times more profit per acre in North-Central Iowa to 2,610... This means there is a significant difference between the trees trees removed during thinning and the removed... 5-7 diameter at breast height ( DBH ) is pulpwood, 8-11 is chip-n-saw while. Produced by Forest2Market, Inc. from 2004 to 2013 every year throughout the life of a forest 80 acre... Pecan orchard can yield from 1,200 to 2,000 pounds of nuts per acre they and. The open market U.S. is 10,871 square feet, or a quarter of an acre of timber per.... Prices rise since last year wood manufacturers to explore the open market the used... Higher prices, while pine trees cost heavier the load on the number of trees ; current prices. Forests of Southeast Asia Tight supply have Caused lumber prices to Soar they do turn into... Youve heard a lot about the advantages of chopping down trees harvest volume information provide most. The advantages of chopping down trees the term used for the purchase price of timber worth per acre year. Rates, contributes to the timber they process and deliver, they would to... Also weigh heavier written timber sale contract ; this is expected to to! Price per acre, but it is subject to change regarding the.! Rental rates were reported between $ 250 and $ 200 today is more! Timber buyers buy tracts of five acres or less on a regular basis.Mar,! Is expected to rise to $ 2,610 per acre in mississippi acres lot - lot / land a.