Thanks very much for the replies so far--lots of great information. More on the situation:
The timber is all fairly mature softwood (southern pine). It is over 25 tears old now, has been thinned numerous times and the land/situation is good for pine.
Extended family is in the area, and it is likely my MIL will choose to sell the land to a close relative who still lives in the area and knows about agriculture and about timber. She (and everyone else) would like to keep the land in the family, even if this reduces the selling price somewhat.
I have no idea whether the land and the lumber should be sold separately or together.
I'm not sure if the land would have more value with the timber on it or cut, Edit to add: rather would a $20,000 sale reduce the land value by more then $20,000. I've never been asked questions about tax consequences.
. . .Get bids from at least 3 logging outfits that are recommended by the state. Let them each know they have competition, don't tell them who.
. . . All these variables are the reason to get multiple bids and visit sites the logger cut. If you practice good environmental techniques mother nature will fill in after a few years.
These factors are making me lean toward recommending that she not cut the timber herself, and let it convey with the land. That way the new owner/family member will have control over how/when the timber is harvested, and he's smart enough and experienced enough to choose the right folks. He's close enough to be there on site (or at least visit frequently during the cut). At worst, if the land is a mess when things are over, my MIL won't feel to blame. The sale price would be higher with the trees still standing, but the money gained from the cut (done the way he wants it done) could be used to rapidly pay down any financing he took out.
I would think that you want to consult both a CPA and a real estate specialist with experience with woodlots. There are special tax rules for timber. See the Timber section of
Publication 544 (2014), Sales and Other Dispositions of Assets
Thanks for that--interesting reading. Money gained from selling timber can either be counted as "income" or capital gains, depending on a few other factors. Obviously, it would be much better for MIL if it is CG (so, no self-employment taxes, lower rate on the gains, etc). Another thing to discuss with a CPA familiar with this stuff, and possibly another reason to let the trees go with the land (though it looks like the new owner might need to wait a year before cutting to qualify for LTCG treatment of his new property).
If you're going to sell the standing timber. I'd start with your states conservation department, I'm assuming MILs land is in the US. Check out the loggers that the state conservative department recommends.
Really need to know the age, specie mix (desirable or not), distance to market, etc to get a read on value trade-offs. For example, if there is a lot of young timber (think under 20 years) you might actually get more not selling the timber (you will get little more than chip value--gets sent to pulp mill).
As another poster mentioned there are special tax laws which can make the value either eligible for cap gains treatment or be treated as ordinary income).
Suggest you contact the local state extension office and ask for their forestry specialist. This will be a low to no cost option to at least find a qualified resource if not an answer.
Nwsteve
Thanks, guys. Great leads for getting a value for the timber, and then possibly contact some RE agents for an estimate of the land's value. I think right now it is at it's highest and best use, nobody is building condos in this area, or within a few hundred miles of it, right now.
It's pretty land, and means a lot to the family. We all realize it's going to look bad once the trees are cut, but pine grows great there, and it will look good again in a few years.