Summary of Rayonier's Conference Call Company Overview - **Company**: Rayonier - **Event**: Citi's 2026 Global Property CEO Conference - **Key Speakers**: CEO Mark McHugh, CFO Wayne Wasechek Merger with PotlatchDeltic - The merger is characterized as a merger of equals, aimed at creating a stronger organization that can achieve benefits unattainable independently [2][3] - The combined timberland portfolio now comprises approximately **4.1 million acres**, with **3.2 million acres** in the U.S. South and **930,000 acres** in the Northwest [3][4] - Targeting annual run rate synergies of **$40 million**, which is expected to enhance overall portfolio value [3][4] - The merger is expected to improve trading liquidity and reduce the cost of capital over time [3][4] Asset Profile - The combined company owns **6 sawmills** with a total capacity of **1.2 billion board feet annually** and **1 plywood facility** [4] - The real estate segment includes **3 development projects** and a leading rural HBU (Highest and Best Use) platform [5] - The company has **80,000 acres** under option for solar development and **154,000 acres** under lease for carbon capture and storage [5] Growth Opportunities - Transitioning land use towards higher value purposes, such as rural HBU and land-based solutions, is a key growth strategy [6][7] - The company sells **1% to 1.5%** of its land base into HBU markets at premiums ranging from **50% to over 100%** above timberland value [6] - Potential value uplift per acre from transitioning land use can increase by up to **15 times** for improved development uses [9][10] Timberland Market Conditions - 2025 was challenging for the southern timber business due to hurricane salvage volume and dry weather, but a modest uptick in pricing is expected in 2026 [16][17] - Sawlog pricing showed greater stability compared to pulpwood pricing, with expectations for momentum in sawtimber prices in 2026 [18][19] - Timberland valuations remain strong, with around **$10 billion** of capital available for timberland M&A [26] Wood Products Manufacturing - Rayonier is now positioned as a top 10 lumber producer in the U.S. due to the merger, which adds a low-cost, scalable manufacturing platform [11][32] - Current market conditions for wood products show a positive backdrop with a projected **$112 million** EBITDA, driven by a recovery in lumber prices [34] Real Estate and HBU - The real estate business has seen significant increases in HBU value realizations, with land values continuing to appreciate [12][42] - The company is focused on enhancing land value through investments in horizontal infrastructure improvements rather than vertical development [46][48] Land-Based Solutions - Solar development is seen as a near-term growth opportunity, with potential cash flow increases from solar land leases [51][52] - The carbon markets are becoming more compelling, with large-scale buyers seeking quality projects [53][54] - Carbon capture and storage opportunities are expected to take longer to materialize but are viewed positively for long-term growth [55][56] Capital Allocation - The company aims to maintain a net leverage of less than or equal to **3 times** net debt-to-EBITDA [60] - Plans include returning capital to shareholders through dividends and opportunistic share repurchases [15][61] - The company is currently active in the buyback market to capitalize on the disconnect between private market values and stock trading [64] Conclusion - Rayonier is optimistic about the merger with PotlatchDeltic, anticipating significant synergies and improved capital allocation flexibility [63][64]