Chunks Brook Road , Sandgate, VT 05250(Bennington County)

-The land will be transferred with a conservation easement held by the Vermont Land Trust, which prohibits future subdivision while promoting sustainable forest management and preserving Vermont's long-standing tradition of land protection.

Location

The forest is situated in southwestern Vermont in the town of Sandgate, within a heavily-forested and mountainous region that sits between Route 153 to the northwest, Route 315 to the north, Routes 30 & 7A to the east, Route 313 to the south and the NY state line 0.5 miles to the west. While forestland dominates the landscape here, widely scattered homes occur along some of the gravel roads that traverse this area. The location is host to notable mountain peaks that include; Equinox, Bear, Shatterack, Mother Myrick and The Gallop Mountains. The Batten Kill, a well-known trout fishing stream, is just minutes to the south.

The eastern border of this region is a popular four season tourist area, starting in the south along Route 7A at Arlington (8 miles from the land). Just north is Manchester Village, host of Hildene - The Lincoln Family home, The Equinox Hotel and Orvis Fly Fishing School. Traveling a short ways further north is Dorset, with its many fine homes. Bromley Ski Resort is a 45 minute drive from the property.

For weekend travelers, Albany, NY is 1.25 hour drive, NYC a 3.5 hour drive, and Boston a 3.25 hour drive.

Access

The property has good access, with nearly 1,650' of road frontage along Chunks Brook Road (aka Tate Hill Road). The southern half of this frontage appears to be a graveled, year round, town maintained road with electric power running along the property (and near the homesite building zone).

An existing gravel driveway is found towards the southern end of the road frontage which heads into the land +/-500' to the camp and nearby small clearing. This internal road should work well for any future homesite build or continued use of the camp. Cleared trails run throughout the land, offering access for various modes of recreation, along with timber management and/or sugaring.

Directions to the property are as follows: From the junctions of Route 313 & Chunks Brook Road (the home address near this intersection is 4 Chunks Brook Road) head 1.8 miles north along Chunks Brook Road to the property's driveway. ( Please note the driveway is gated, so please be sure not to block the gate)

Site Description

The property is forested with the exception of a small clearing near the existing camp. Overall, terrain is moderately to steeply-sloping with occasional steep ground in isolated locations leading to the various ridges found on the land. This sloping landscape, along with the Taconic Range glaciated soil types, have created productive, well-drained soil conditions throughout the property.

A ridge running south to north nearly bisects the land, creating a mostly western aspect for the western half and a northern aspect for the remainder. Mid-way along the ridge is a gentle saddle providing a nice access point over the ridgeline.

Elevation ranges from 740' along the road frontage to 1,800' at the land's southeastern corner, where the property reaches its highest peak. A small, year-round stream runs through the northern end of the property.

The conservation easement conveying with the property allows for the development of a homestead within the pre-approved 6-acre building envelope (Depicted on the attached property maps). This building zone is aesthetically attractive with its tall, mature white pines and potential views of the nearby mountains (with additional tree clearing). The terrain in this location is gentle, allowing for the creation of a meadow around the homesite. The existing camp on the property is owned by the current lessee, offering buyers flexibility to either continue leasing, negotiate a purchase of the structure, or request its removal post-closing.

Timber

Timber data in this report are based on a comprehensive timber inventory, conducted in June of 2024 by F&W Forestry Services. Inventory plots (70) were taken on a 432' X 432' grid using a 15-factor prism (1 plot representing 4.9 acres). The data's statistical accuracy is +/-17.8% for all sawlog products and +/-9.3% for all products combined at the 95% confidence level. The data reveal a total sawlog volume of 2,362 MBF International scale (6.9 Mbf/Acre) and 7,323 pulpwood cords (21.3 cords/acre). The combined total per acre volume is 35.1 cords, a figure well above the regional average. Stumpage values were assigned to the volumes in January of 2025 by F&W Forestry, producing a property-wide Capital Timber Value (Ctv) of $556,400, ($1,625/Commercial acre). See the Timber Volume & Valuation in this report for details.

Species Composition:

A species composition dominated by hardwoods prevails, with hardwoods at 85% and softwoods at 15% of total volume. Species composition for all products combined offers a favorable mix led by the red maple at 18% of total volume, followed by black birch (16%), white pine (16%), sugar maple (14%), red oak (11%), chestnut oak (8%), American Beech (6%), and white ash (5%), with other common hardwoods as associates making up the balance. The sawlog volume breakdown consists largely of the same species (The maples, white pine, birch and the oaks), all with historically strong demand.

Stocking and Stem Quality:

Overall, forest stocking is extremely high, with well-stocked conditions on all acres providing the new owner a clean canvas to plan future silvicultural goals. This unusually high stocking also offers wide income options from future silvicultural treatments. Average Basal Area (Ba) is 109 ft2 on 180 stems/acre.

Stem quality for all species, products, and size classes is above average with the Acceptable Growing Stock basal area at 76ft2, a level high enough to support a fully-stocked stand after treatments such as thinning occur. The forest contains elevated stocking of oak species, bringing a high value both at the mill and as hard mast for wildlife.

Sawlog Value:

Sawlog value is dominated by sugar maple (23%), followed by red oak (20%), white pine (18%), and red maple (12%), with other miscellaneous species, making up the balance. Robust hardwood and softwood sawlog markets can be found in southern Vermont, New York, and New Hampshire, in addition to firewood and pulp markets.

Diameter Distribution:

The average diameter for all products combined by volume is 14.5, while the average sawlog diameter is 16.0. Average diameters for the two major species are sugar maple 15.5, and white pine 20.5, the latter representing a financially mature pine resource offering short term income from silvicultural activity. The timber data shows stocking of timber in all size classes, from small poles up to large sawtimber, increasing options for future forest management programs.

Forest Stands & Silvicultural History:

The current ownership's tenure started in 2017, with no forestry operations since that time. Prior to this, it appears thinning occurred +/-30 years ago.

Successful buyers will be responsible for drafting a Forest Management Plan after closing to meet the requirements of the conservation easement. However, this plan offers a unique opportunity for buyers to shape the future of this valuable forest resource. Developing a Forest Management Plan also makes the land eligible for participation in the Vermont Current Use Program.

Conservation Easement

The conservation easement on the property will be held by the Vermont Land Trust (Vlt).

A working forest partnership with VLT offers the new owner predictability and cooperation, given the long history and solid reputation of this conservation organization in overseeing other conservation easements under its stewardship.

A principal objective of the easement is to conserve productive woodlands, wildlife habitats, water quality, and other natural resources and scenic values.

Easement highlights include:

-Most sustainable and traditional forestry/agricultural activities are permitted to support the long-term stewardship of the protected property;

-The property can be posted against public access;

-Ecologically significant Mesic Dry Oak stands (shown on the attached maps) will be subject to special harvesting regimes;

-Surface Water Protection Zones (Swpzs), covering the riparian areas adjacent to the stream corridors, wetlands, and vernal pools are protected from intense forest management activities;

-The conservation easement allows for the development of a house site and associated structures within the mapped 6-acre development zone.

-The property will be conveyed subject to the conservation easement, the exact terms of which are in progress and will be finalized before sale.

Acreage, Taxes & Title

The property is owned by BLY Hollow, Llc, c/o The Conservation Fund whose Special Warranty deed is recorded in Book 56, Pages 455-465 (the Subject property is referred to as Parcel One Strout Land in the deed). Property taxes for 2024 were $6,812.48. Town-listed acreage is 298.2 acres, however field evidence indicates a ground acreage of 343.5 acres, which is considered more accurate and is the basis for the estimated Timber Capital Value. The property has not been surveyed, and buyers are advised to verify property acreage and boundaries in the field. Neither The Conservation Fund nor Fountains Land warrants the GIS acreage stated in this report, and evidence collected in the field does not constitute a survey.

The property is not enrolled in the State of Vermont's Use Value Appraisal (Uva) program.

The leased camp, property of the lessee, generates income of +/-$1,766/Year.