Table of Contents

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-K

[X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934

FOR THE FISCAL YEAR ENDED DECEMBER 31, 2008

or

[    ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934

FOR THE TRANSITION PERIOD FROM                      TO                     

COMMISSION FILE NUMBER 1-4825

WEYERHAEUSER COMPANY

A WASHINGTON CORPORATION

91-0470860

(IRS EMPLOYER IDENTIFICATION NO.)

FEDERAL WAY, WASHINGTON 98063-9777 TELEPHONE (253) 924-2345

SECURITIES REGISTERED PURSUANT TO SECTION 12(B) OF THE ACT:

 

TITLE OF EACH CLASS   NAME OF EACH EXCHANGE ON WHICH REGISTERED:
Common Shares ($1.25 par value)   Chicago Stock Exchange
  New York Stock Exchange

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.  [X] Yes  [   &nb sp;] No

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.  [    ] Yes  [X] No

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  [X] Yes  [    ] No

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  [X]

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, or a non-accelerated filer.

Large accelerated filer  [X]    Accelerated filer  [    ]    Non-accelerated filer  [    ]    Smaller reporting company  [    ]

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).  [    ] Yes  [X] No

As of June 27, 2008, the aggregate market value of the registrant’s common stock held by non-affiliates of the registrant was $10,409,005,150 based on the closing sale price as reported on the New York Stock Exchange Composite Price Transactions.

As of February 2, 2009, 211,227,629 shares of the registrant’s common stock ($1.25 par value) were outstanding.

DOCUMENTS INCORPORATED BY REFERENCE

Portions of the Notice of 2009 Annual Meeting of Shareholders and Proxy Statement for the company’s Annual Meeting of Shareholders to be held April 16, 2009, are incorporated by reference into Part II and III.

 

WEYERHAEUSER COMPANY > 2008 ANNUAL REPORT AND FORM 10-K


Table of Contents

TABLE OF CONTENTS

 

PART I    
ITEM 1.   OUR BUSINESS   1
  WE CAN TELL YOU MORE   1
  WHO WE ARE   1
 

    OUR BUSINESS SEGMENTS

  1
 

    OUR HISTORY

  1
 

    CURRENT MARKET CONDITIONS

  1
 

    COMPETITION IN OUR MARKETS

  2
 

    SALES OUTSIDE THE U.S.

  2
 

    OUR EMPLOYEES

  2
 

    COMPARABILITY OF DATA

  2
  WHAT WE DO   3
 

    TIMBERLANDS

  3
 

    WOOD PRODUCTS

  8
 

    CELLULOSE FIBERS

  11
 

    REAL ESTATE

  13
 

    FINE PAPER

  15
 

    CONTAINERBOARD, PACKAGING AND RECYCLING

  15
 

    CORPORATE AND OTHER

  16
  NATURAL RESOURCE AND ENVIRONMENTAL MATTERS   17
 

    ENDANGERED SPECIES PROTECTIONS

  17
 

    REGULATIONS AFFECTING FORESTRY PRACTICES

  17
 

    FOREST CERTIFICATION STANDARDS

  17
 

    WHAT THESE REGULATIONS AND CERTIFICATION PROGRAMS MEAN TO US

  17
 

    CANADIAN ABORIGINAL RIGHTS

  18
 

    POLLUTION-CONTROL REGULATIONS

  18
 

    ENVIRONMENTAL CLEANUP

  18
 

    REGULATION OF AIR EMISSIONS IN THE U.S.

  18
 

    REGULATION OF AIR EMISSIONS IN CANADA

  19
 

    POTENTIAL CHANGES IN POLLUTION REGULATION

  19
  FORWARD-LOOKING STATEMENTS   20
ITEM 1A.   RISK FACTORS   21
  RISKS RELATED TO OUR INDUSTRIES AND BUSINESS   21
 

    MACROECONOMIC CONDITIONS

  21
 

    COMMODITY PRODUCTS

  21
  INDUSTRY SUPPLY OF LOGS, WOOD PRODUCTS AND PULP   21
 

    HOMEBUILDING MARKET AND ECONOMIC RISKS

  22
 

    CAPITAL MARKETS

  22
 

    CHANGES IN CREDIT RATINGS

  22
 

    SUBSTITUTION

  22
 

    CHANGES IN PRODUCT MIX OR PRICING

  23
 

    INTENSE COMPETITION

  23
 

    MATERIAL DISRUPTION OF MANUFACTURING

  23
 

    CAPITAL REQUIREMENTS

  23
 

    ENVIRONMENTAL LAWS AND REGULATIONS

  23
 

    CURRENCY EXCHANGE RATES

  24
 

    AVAILABILITY OF RAW MATERIALS AND ENERGY

  24
 

    TRANSPORTATION

  24
 

    LEGAL PROCEEDINGS

  25
 

    EXPORT TAXES

  25
 

    NATURAL DISASTERS

  25
  RISKS RELATED TO OWNERSHIP OF OUR COMMON STOCK   25
 

    STOCK-PRICE VOLATILITY

  25
ITEM 1B.   UNRESOLVED STAFF COMMENTS   26
ITEM 2.   PROPERTIES   26
ITEM 3.   LEGAL PROCEEDINGS   26
ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS   26
PART II    
ITEM 5.   MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES   27
ITEM 6.   SELECTED FINANCIAL DATA   29
ITEM 7.   MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS   30
  WHAT YOU WILL FIND IN THIS MD&A   30
  ECONOMIC AND MARKET CONDITIONS AFFECTING OUR OPERATIONS   30
  HOW ECONOMIC AND MARKET CONDITIONS AFFECTED OUR OPERATIONS   30
  FINANCIAL PERFORMANCE SUMMARY   31
  RESULTS OF OPERATIONS   32
 

    CONSOLIDATED RESULTS

  32
 

    TIMBERLANDS

  34
 

    WOOD PRODUCTS

  36
 

    CELLULOSE FIBERS

  38
 

    REAL ESTATE

  40
 

    FINE PAPER

  42
 

    CONTAINERBOARD, PACKAGING AND RECYCLING

  43
 

    CORPORATE AND OTHER

  45
 

    INTEREST EXPENSE

  46
 

    INCOME TAXES

  46
 

    TAX BENEFITS, CHARGES AND CREDITS

  46
  LIQUIDITY AND CAPITAL RESOURCES   47
  WHERE WE GET CASH   47
  HOW WE USE CASH   49
  OFF-BALANCE SHEET ARRANGEMENTS   51
  ENVIRONMENTAL MATTERS, LEGAL PROCEEDINGS AND OTHER CONTINGENCIES   51
  ACCOUNTING MATTERS   51
 

    CRITICAL ACCOUNTING POLICIES

  51
 

    PROSPECTIVE ACCOUNTING PRONOUNCEMENTS

  54
ITEM 7A.   QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK   55
  LONG-TERM DEBT OBLIGATIONS   55
  OUR USE OF DERIVATIVES   55
  COMMODITY FUTURES, SWAPS AND COLLARS   55
ITEM 8.   FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA   56
  REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM   56
  CONSOLIDATED STATEMENT OF EARNINGS   57
  CONSOLIDATED BALANCE SHEET   58
  CONSOLIDATED STATEMENT OF CASH FLOWS   60
  CONSOLIDATED STATEMENT OF SHAREHOLDERS’ INTEREST AND COMPREHENSIVE INCOME   62
  INDEX FOR NOTES TO CONSOLIDATED FINANCIAL STATEMENTS   63
  NOTES TO CONSOLIDATED FINANCIAL STATEMENTS   64
ITEM 9.   CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE   112
ITEM 9A.   CONTROLS AND PROCEDURES   112
  EVALUATION OF DISCLOSURE CONTROLS AND PROCEDURES   112
  CHANGES IN INTERNAL CONTROL   112
  MANAGEMENT’S REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING   112
  REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM   113
ITEM 9B.   OTHER INFORMATION   114
PART III    
ITEM 10.   DIRECTORS AND EXECUTIVE OFFICERS   115
ITEM 11.   EXECUTIVE AND DIRECTOR COMPENSATION   119
ITEM 12.   SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS   119
ITEM 13.   CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS   119
ITEM 14.   PRINCIPAL ACCOUNTING FEES AND SERVICES   119
PART IV    
ITEM 15.   EXHIBITS AND FINANCIAL STATEMENT SCHEDULES   120
  EXHIBITS   120
  SIGNATURES   121
  REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM   122
  FINANCIAL STATEMENT SCHEDULE   123
  CERTIFICATIONS   124
  COMPANY OFFICERS   130


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OUR BUSINESS

We are a forest products company that primarily grows and harvests trees, builds homes and makes a range of forest products essential to everyday lives. Our goal is to do this safely, profitably and responsibly.

Our business has offices or operations in 10 countries and has customers worldwide. We manage 22 million acres of forests, and in 2008, we generated $8 billion in net sales from our continuing operations.

This portion of our Annual Report and Form 10-K provides detailed information about who we are, what we do and where we are headed. Unless otherwise specified, current information reported in this Form 10-K is as of the fiscal year ended December 31, 2008.

We break out financial information such as revenues, earnings and assets by the business segments that form our company. We also discuss the development of our company and the geographic areas where we do business.

We report our financial results and condition in two groups:

 

 

Weyerhaeuser – our forest products-based operations, principally the growing and harvesting of timber and the manufacture, distribution and sale of forest products; and

 

Real Estate – our real estate development and construction operations.

Throughout this Form 10-K, unless specified otherwise, references to “we,” “our,” “us” and “the company” refer to the consolidated company, including both Weyerhaeuser and Real Estate.

 

 

WE CAN TELL YOU MORE

 

AVAILABLE INFORMATION

We meet the information-reporting requirements of the Securities Exchange Act of 1934 by filing periodic reports, proxy statements and other information with the Securities and Exchange Commission (SEC). These reports and statements – information about our company’s business, financial results and other matters – are available at:

 

 

the SEC Internet site – www.sec.gov;

 

the SEC’s Public Conference Room, 100 F St. N.E., Washington, D.C., 20549, (800) SEC-0330; and

 

our Internet site – www.weyerhaeuser.com.

When we file the information electronically with the SEC, it also is added to our Internet site.

 

 

WHO WE ARE

 

OUR BUSINESS SEGMENTS

In the Consolidated Results section of Management’s Discussion and Analysis of Financial Condition and Results of Operations, you will find our overall performance results for our business segments:

 

 

Timberlands;

 

Wood Products;

 

Cellulose Fibers;

 

Real Estate;

 

Fine Paper (divested in 2007);

 

Containerboard, Packaging and Recycling (sold in 2008); and

 

Corporate and Other.

Detailed financial information about our business segments and our geographic locations is in Note 2: Business Segments and Note 25: Geographic Areas in the Notes to Consolidated Financial Statements, as well as in this section and in the Management’s Discussion and Analysis of Financial Condition and Results of Operations.

OUR HISTORY

We started out as Weyerhaeuser Timber Company, incorporated in the state of Washington in January 1900 when Frederick Weyerhaeuser and 15 partners bought 900,000 acres of timberland.

Our innovations and accomplishments through the years include:

 

 

establishing the nation’s first certified tree farm in 1941;

 

hand-planting 18.4 million seedlings through a foot or more of ash to transform 68,000 acres of devastated, heat-blasted landscape – left from the Mount St. Helens eruption in 1980 – into new forests that will be ready for harvesting in 2020; and

 

making our forests among the most productive in the world by using our High-Yield Forestry program – an approach that combines economic benefits with a concern for habitat, wildlife, water quality and other forest values.

CURRENT MARKET CONDITIONS

As a company, we are facing extraordinary conditions. The housing market has seen an incredible slowdown, consumer confidence remains at the lowest levels ever since tracking began in 1967 and tight credit poses a significant threat to customers. Against this backdrop, we are uncertain as to how long these challenging market conditions will continue.

 

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For additional information about market risks and the effects of current market conditions on our operations see Risk FactorsRisks Related to Our Industries and Business and Management’s Discussion and Analysis of Financial Condition and Results of OperationsEconomic and Market Conditions Affecting our Operations.

COMPETITION IN OUR MARKETS

Our major markets – both domestic and foreign – are highly competitive, with numerous companies selling similar products. Many of our products also compete against substitutes for wood and wood-fiber products. In real estate development, we compete against numerous regional and national firms. We compete in our markets primarily through price, product quality and service levels.

Our business segments’ competitive strategies are as follows:

 

 

Timberlands strives to extract maximum value for each acre.

 

Wood Products delivers high-quality lumber, engineered wood products and integrated solutions to the residential construction and industrial markets.

 

Cellulose Fibers concentrates primarily on value-added pulp products.

 

Weyerhaeuser Real Estate Company delivers its unique value propositions in target markets.

Our Containerboard, Packaging and Recycling segment was sold to International Paper in August 2008. Our Fine Paper segment was divested in a transaction with Domtar Inc. in March 2007.

SALES OUTSIDE THE U.S.

In 2008, $2.5 billion – 22 percent – of our total consolidated sales and revenues, including sales from discontinued operations, were to customers outside the U.S. The table below shows sales outside the U.S. for the last three years.

 

SALES OUTSIDE THE U.S. IN MILLIONS OF DOLLARS  
      2008     2007     2006  
Exports from the U.S.    $ 1,666        $ 2,020        $ 1,864     
Canadian export and domestic sales      240       583       1,326  
Other foreign sales      563       513       571  

Total

   $ 2,469     $ 3,116     $ 3,761  
Percent of total sales      22%       18%       17%  

OUR EMPLOYEES

We have approximately 19,850 employees. This number includes:

 

 

18,650 employed by our corporate operations and forest products-based business segments and

 

1,200 employed by our Real Estate segment.

 

Of these employees, approximately 4,100 are members of unions covered by multiyear collective-bargaining agreements.

COMPARABILITY OF DATA

Over the last five years, we have made an acquisition to complement our key operations and have exited businesses that did not fit our long-term strategic direction. As you review our results for the past five years, it may be helpful to keep in mind the following acquisition and divestitures and the segments affected.

Summary of Recent Divestitures and Acquisition

 

YEAR   TRANSACTION   SEGMENTS AFFECTED
2008   Containerboard, Packaging and Recycling segment – sold   Containerboard, Packaging and Recycling segment
2008   Australian operations – sold   Corporate and Other segment
2008   Uruguay operations – partition completed   Timberland and Corporate and Other segments
2007   Fine Paper and related assets – divested   Fine Paper, Timberlands and Wood Products segments
2007   New Zealand operations – sold   Corporate and Other segment
2007   Canadian wood products distribution centers – sold   Wood Products segment
2006   North American and Irish composite panel operations – sold   Wood Products and Corporate and Other segments
2006   Maracay Homes – acquired   Real Estate segment
2005   Coastal British Columbia operations and timberlands (B.C Coastal) – sold   Wood Products and Timberlands segments
2005   French composite panel operations – sold   Corporate and Other segment

Additional information related to our discontinued operations can be found in Note 3: Discontinued Operations and Assets Held for Sale in the Notes to Consolidated Financial Statements. Additional information related to our acquisition can be found in Note 24: Acquisitions in the Notes to Consolidated Financial Statements.

In addition to the divestitures and acquisition above, segment comparability is affected by the following:

International Operations

Effective July 2008, there were changes in senior management responsibility for Weyerhaeuser’s international operations outside of North America, which consist primarily of timberlands and related converting operations in South America. As a result, these operations, which previously were reported as part of the Corporate and Other segment, are now reported as part of the Timberlands segment.

 

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Allocation of Pension and Postretirement Credits (Costs)

Effective with the first quarter of 2008, our recurring pension credits (costs) are no longer being allocated to Weyerhaeuser operating segments. Effective with the third quarter of 2008, our recurring postretirement credits (costs) are no longer being allocated to Weyerhaeuser operating segments. These Weyerhaeuser pension and postretirement credits (costs) are reported in the Corporate and Other segment with the exception of certain union-negotiated postretirement benefits that are reflected in the Cellulose Fibers segment. Pension and postretirement credits (costs) related to real estate operations are reported in the Real Estate segment.

 

 

WHAT WE DO

 

This section provides information about how we:

 

 

grow and harvest trees,

 

manufacture and sell products made from them and

 

build and sell homes.

For each of our business segments, we provide details about what we do, where we do it, how much we sell and where we are headed.

TIMBERLANDS

Our Timberlands business segment manages 6.7 million acres of private commercial forestland worldwide. We own 6 million of those acres and lease the other 700,000 acres. In addition, we have renewable, long-term licenses on 15.2 million acres of forestland located in four Canadian provinces. The tables presented in this section include data from this segment’s business units as of the end of 2008.

Due to changes in senior management responsibility during 2008, we now report our international operations outside of North America – which consist primarily of timberlands and related converting operations in South America – as part of our Timberlands business segment. We previously reported these operations as part of our Corporate and Other business segment. We have reclassified business segment results for prior periods to be consistent with the current presentation.

WHAT WE DO

Forestry Management

Our Timberlands business segment is recognized as a leading forest manager. We:

 

 

grow and harvest trees for use as lumber, other wood and building products and pulp and paper;

 

export logs to other countries where they are made into products;

 

plant seedlings—and in parts of Canada we use natural regeneration—to reforest the harvested areas using the most effective regeneration method for the site and species;

 

monitor and care for the new trees as they grow to maturity; and

 

seek to sustain and maximize the timber supply from our forestlands while keeping the health of our environment a key priority.

Our goal is to achieve maximum returns by selling logs and stumpage to internal and external customers. We focus on solid wood and use intensive silviculture to improve forest productivity and returns while managing the forests on a sustainable basis to meet both customer and public expectations.

Wholly owned subsidiaries or joint ventures – for which we are the managing partner – run our international operations in this business segment. Our international assets consist principally of forest plantations, forest licenses and converting assets in South America. Weyerhaeuser is also the managing partner in Fujian Yong Hui Forestry Co. Ltd, a joint venture in China established in 2007. The joint venture is owned 51 percent by Weyerhaeuser and 49 percent by Fujian Yong’An Forestry Company. As of December 31, 2008, the joint venture managed 2,233 acres of timberlands with 56,000 seedlings planted in 2008.

Sustainable Forestry Practices

We are committed to responsible environmental stewardship wherever we operate, managing forests not only for wood production but also for the ecosystem services they provide. Most of the forests we manage include places with unique environmental, cultural, historical or recreational value. We manage these areas under regulatory requirements and voluntary standards to protect their unique qualities. Protecting forests with exceptional conservation value is part of implementing the Sustainable Forestry Initiative®(SFI) standard. All of the forests we own or manage in the United States have been independently certified as meeting the SFI standard. In addition, our forestlands in Uruguay are the model for the developing Uruguayan national forest certification standard, designed to be endorsed by the Program for the Endorsement of Forest Certification (PEFC).

Canadian Forestry Operations

In Canada, we are licensed to operate forestlands that provide the volume for our manufacturing units in various provinces. When the volume is harvested, we pay the provinces at stumpage rates that are set by the government and generally based on prevailing market prices. The economic benefit of growing the timber accrues to the provincial government. We do not generate any profit in the Timberlands segment from the harvest of timber from the licensed acres in Canada.

 

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Other Values From Our Timberlands

We use our geologic databases to identify and market opportunities for commercial mineral and geothermal development on our lands with a focus on the Pacific Northwest and southern United States. Revenue is primarily derived from:

 

 

royalty payments on oil and gas production,

 

bonus income from leasing activity and

 

the sale of mineral assets.

Timberlands Products

 

PRODUCTS   HOW THEY’RE USED
Logs   Logs are made into lumber, other wood and building products and pulp and paper products
Timberlands   Timberland tracts are exchanged to improve our timberland portfolio or are sold to third parties by our land development subsidiary within this segment
Timber   Standing timber may be sold to third parties or converted into chips and other raw materials to be made into pulp and paper products
Minerals, oil and gas   Sold into construction and energy markets
Other products   Includes seed and seedlings, poles, as well as plywood and hardwood lumber produced by our international operations, primarily in South America

HOW WE MEASURE OUR PRODUCT

Beginning this year, we have started to report Timberlands data in cubic meters. Cubic meters is a measure of the total volume of wood fiber in a tree or log that can be sold. Cubic meter volume is determined from the large- and small-end diameters and length and provides a more consistent and comparative measure of timber and log volume among operating regions, species, size and seasons of the year than other units of measure.

Previously, we recorded the measurable amount of fiber we can sell from a log in cunits, a similar volumetric measure where 1 cunit equals 100 cubic feet of solid wood. We changed the measurement because cubic meters is an internationally recognized measure of solid wood volume. One cunit is equal to 2.83 cubic meters.

We also use two other units of measure when transacting business including:

 

 

thousand board feet (MBF) – used in the West to measure the expected lumber recovery from a tree or log, but it does not include taper or recovery of nonlumber residual products; and

 

green tons – used in the South to measure weight, but factors used for conversion to product volume can vary by species, size, location and season.

 

Both of these measures are accurate for the regional purposes for which they are used, but they do not provide a meaningful basis for volumetric comparisons or comparisons between the regions.

The conversion rate for MBF to cubic meters varies based on several factors including diameter, length and taper of the timber being measured. The average conversion rate for MBF to cubic meters is approximately 6.7 cubic meters per MBF.

The conversion rate from green tons to cubic meters also varies based on the season harvested and the specific gravity of the wood for the region from which the timber is produced. An average conversion rate for green tons to cubic meters is approximately 0.825 cubic meters per green ton.

WHERE WE DO IT

Our balanced portfolio of timberlands assets are located primarily in North America. In the U.S. we own and manage sustainable forests – for use in wood products and pulp and paper manufacturing – in nine states. We own or lease:

 

 

4.2 million acres in the southern U.S. – which we refer to as our forests in the South; and

 

2.2 million acres in the Pacific Northwest – which we refer to as our forests in the West.

Our international operations are located primarily in Uruguay and China where, as of December 31, 2008, we own a total of 321,000 acres and have long-term leases on another 28,000 acres.

In addition, we have renewable, long-term licenses on 15.2 million acres of forestland that is owned by the provincial government of four Canadian provinces.

Our total timber inventory—including timber on owned and leased land in our U.S. and international operations—is approximately 319 million cubic meters. The timber inventory on licensed lands in Canada is approximately 382 million cubic meters. The amount of timber inventory does not translate into an amount of lumber or panel products because the quantity of end products:

 

 

varies according to the species, size and quality of the timber; and

 

will change through time as the mix of these variables adjust.

The relative value of our timberlands is affected by the species, size and grade of the trees.

 

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Summary of 2008 Timber Inventory and Timberland Locations

United States

 

GEOGRAPHIC AREA    MILLIONS
OF CUBIC
METERS
    THOUSANDS OF ACRES AT
DECEMBER 31, 2008
 
      TOTAL
INVENTORY
    FEE
OWNERSHIP
    LONG-
TERM
LEASES
    TOTAL
ACRES
 
U.S.                         

West

   173        2,218               2,218     

South

   140     3,445     696     4,141  
Total U.S.    313     5,663     696     6,359  

Our Western timberlands are composed primarily of Douglas fir, a species highly valued for its structural strength. We also have large volumes of western hemlock along the coastal areas to serve the whitewood markets. Our Southern timberlands are predominantly southern yellow pine, which provide grade logs to wood products facilities and chips and fiber logs to pulp and paper operations. Both regions have minor volumes of various hardwood species.

International

 

GEOGRAPHIC AREA    MILLIONS
OF CUBIC
METERS
   

THOUSANDS OF ACRES AT

DECEMBER 31, 2008

 
      TOTAL
INVENTORY
    FEE
OWNERSHIP
    LONG-
TERM
LEASES
    TOTAL
ACRES
 
Uruguay    6        321        26        347     
China(1)            2     2  
Total International    6     321     28     349  

(1)   Includes Weyerhaeuser percentage ownership of timberlands owned and managed through joint ventures

      

Our forestlands in Uruguay are composed of approximately 70 percent loblolly pine and 30 percent eucalyptus. The average age class of the timber in Uruguay is in the first third of its rotation age. It is entering into that part of the growth rotation when we will see increased volume accretion. Only 50 percent of the area to be planted has been afforested to date. The afforestation program is planned to be completed within the next four years.

 

Canada – Licensed Timberlands

 

GEOGRAPHIC AREA    MILLIONS
OF CUBIC
METERS
   

THOUSANDS OF ACRES AT

DECEMBER 31, 2008

 
      TOTAL
INVENTORY
LICENSED
STANDING
VOLUME
   

LICENSE

ARRANGEMENTS

    TOTAL
ACRES
 
Canada                   

Alberta

   246        5,356        5,356     

British Columbia

   23     2,255     2,255  

Ontario

   33     2,598     2,598  

Saskatchewan

   80     4,968     4,968  
Total Canada    382     15,177     15,177  

We lease and license forestland in Canada to secure the volume for our manufacturing units in the various provinces. We transfer logs from our harvest operations to our manufacturing facilities at cost. Any profit from the conversion of these logs is recognized in the Wood Products or Cellulose Fibers operating segment responsible for that activity.

All licenses managed in Canada have been independently certified using the Canadian Standards Association (CSA) standard.

Five-Year Summary of Timberlands Production

 

PRODUCTION IN THOUSANDS  
      2008     2007     2006     2005     2004  
Fee depletion – cubic meters:                               

West

   11,494        10,403        10,666        10,630        10,457     

South

   12,363     12,645     13,246     13,219     13,192  

Canada

               856     1,859  
Total    23,857     23,048     23,912     24,705     25,508  

Our Timberlands annual fee depletion represents the harvest of the timber assets we own. Depletion is a method of expensing the cost of establishing the fee timber asset base over the harvest or timber sales volume. The decline in fee depletion from 2004 through 2006 reflects the disposition of our B.C. Coastal operations in May 2005. The increase in volume in the West in 2008 reflects increased volume from salvage efforts following a December 2007 windstorm.

HOW MUCH WE SELL

Our net sales to unaffiliated customers over the last two years were:

 

 

$899 million in 2008 – down 2 percent from 2007; and

 

$922 million in 2007.

 

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Our intersegment sales over the last two years were:

 

 

$1.0 billion in 2008 – down 23 percent from 2007; and

 

$1.3 billion in 2007.

Five-Year Summary of Net Sales for Timberlands

 

NET SALES IN MILLIONS OF DOLLARS  
      2008     2007     2006     2005     2004  
To unaffiliated customers:                                         

Logs:

                                        

West

   $ 547        $ 565        $ 667        $ 625        $ 657     

South

     97       56       57       67       71  

Canada(1)

     20       38       58       69       94  

Total

     664       659       782       761       822  

Timberlands exchanges

     73       128       96       145       160  

Higher and better use land sales(2)

     11       33       35       39       57  

Minerals, oil and gas

     61       40       48       47       29  

Pay as cut timber sales

     32       25       32       33       16  

Products from international operations(3)

     40       12       6       3       1  

Other products

     18       25       24       22       18  
Subtotal sales to unaffiliated customers      899       922       1,023       1,050       1,103  
Intersegment sales:                                         

United States

     817       983       1,093       1,110       981  

Other

     217       363       593       691       642  
Subtotal intersegment sales      1,034       1,346       1,686       1,801       1,623  
Total    $ 1,933     $ 2,268     $ 2,709     $ 2,851     $ 2,726  

(1)   Reflects the divestiture of our B.C. Coastal operations in May 2005 and the Domtar Transaction in March 2007.

(2)   Higher and better use timberland is sold through Weyerhaeuser subsidiaries.

(3)   Includes logs, plywood and hardwood lumber harvested or produced by our international operations, primarily in South America.

      

     

      

Five-Year Trend for Total Net Sales in Timberlands

LOGO

 

Percentage of 2008 Sales to Unaffiliated Customers

LOGO

Log Sales Volumes

Logs sold to unaffiliated customers in 2008 increased approximately 1.5 million cubic meters – 17 percent – from 2007.

 

 

Sales volumes in the West increased 755,000 cubic meters – 12 percent. The Western increase was primarily due to a higher harvest level of salvage logging following the December 2007 windstorm. Our Western sales to unaffiliated customers is generally higher-grade logs sold into the export market and domestic-grade logs sold to West Coast sawmills.

 

Sales to unaffiliated customers in the South increased 766,000 cubic meters – 48 percent – as we continue to supply fiber to the containerboard mills sold to International Paper in August 2008. Prior to August, logs sold to those mills would have been accounted for as intersegment sales. Our southern sales volumes to unaffiliated customers are generally lower-grade fiber logs sold to pulp or containerboard mills. We use almost all of our high-grade logs in our own conversion facilities.

 

Sales volumes from Canada decreased 396,000 cubic meters – 43 percent – in 2008. This reduction in volume was primarily due to having fewer operations in Canada.

 

Sales volumes from our international operations increased in 2008 with the addition of our Uruguay operations – which were previously reported as joint ventures.

We have three primary grades of log sales – domestic grade, domestic fiber and export. Factors that may affect log sales in each of these categories include:

 

 

domestic grade log sales – lumber usage, primarily for housing starts and repair and remodel activity, the needs of our own mills and the availability of logs from both outside markets and our own timberlands;

 

domestic fiber log sales – demand for chips by pulp and containerboard mills; and

 

export log sales – level of housing starts in Japan, where most of our North American export logs are sold.

 

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All our domestic and export logs are sold to unaffiliated customers or transferred at market prices to our internal mills by the sales and marketing staff within our Timberlands business units.

Five-Year Summary of Log Sales Volumes to Unaffiliated Customers for Timberlands

 

SALES VOLUMES IN THOUSANDS  
      2008     2007     2006     2005     2004  
Logs – cubic meters:                               

West

   6,967        6,212        6,602        6,380        6,571     

South

   2,347     1,581     1,698     1,925     2,209  

Canada

   529     925     1,425     1,745     2,314  

International

   329         55     31      
Total    10,172     8,718     9,780     10,081     11,094  
Reflects the divestiture of our B.C. Coastal operations in May 2005 and the Domtar Transaction in March 2007.   

Log Prices

The majority of our log sales to unaffiliated customers are sales to the export market and to other domestic sawmills in the Pacific Northwest. Following is a five-year summary of selected export log prices.

Five-Year Summary of Selected Export Log Prices

(#2 Sawlog Bark On – $/MBF)

LOGO

 

Our log prices are affected by the supply of and demand for grade and fiber logs and are influenced by the same factors that affect log sales. Export log prices are particularly affected by the Japanese housing market.

Average 2008 log realizations in the West decreased from 2007 – primarily due to lower domestic log prices and an increased mix of lower-value whitewood in both our export and domestic volumes resulting from the salvage logging efforts following the December 2007 windstorm. These were slightly offset by increased log realizations in the South compared to 2007.

WHERE WE’RE HEADED

Our competitive strategies include:

 

 

managing forests on a sustainable basis to meet customer and public expectations;

 

reducing the time it takes to realize returns by practicing intensive forest management and focusing on the most advantageous markets;

 

efficiently delivering raw materials to internal supply chains;

 

building long-term relationships with external customers who rely on a consistent supply of high-quality raw material;

 

continuously reviewing our portfolio of land holdings to create the greatest value for the company;

 

investing in technology and advances in silviculture to improve yields and timber quality; and

 

positioning ourselves as one of the largest, lowest-cost growers of global softwood and hardwood timber.

In addition, we believe we will generate additional revenues from new products and services, such as wetland mitigation banking and conservation easements, and from participating in emerging carbon markets.

 

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WOOD PRODUCTS

We are one of the largest manufacturers and distributors of wood products in North America.

WHAT WE DO

Our wood products segment:

 

 

provides a family of high-quality softwood lumber, engineered lumber, structural panels and other specialty products to the residential structural frame market;

 

delivers innovative homebuilding solutions to help our customers quickly and efficiently meet their customers’ needs;

 

sells our products and services primarily through our own sales organizations and distribution facilities and supplements our product offerings with building materials that we purchase from other manufacturers;

 

sells certain products into the repair and remodel market through the wood preserving and home-improvement warehouse channels;

 

exports our engineered building materials and industrial hardwood products to Europe and Asia;

 

makes and sells hardwood and softwood lumber and panels to manufacturers of furniture and cabinetry in more than 40 countries; and

 

acquires raw materials at market price from our Timberlands business segment and from third parties.

Wood Products

 

PRODUCTS   HOW THEY’RE USED
Softwood lumber   Structural framing for residential and commercial structures

Engineered lumber

  Solid section

  I-joists

  Floor and roof joists, and headers and beams for residential and commercial structures

Structural panels

  Oriented strand board (OSB)

  Plywood

  Structural sheathing, subflooring and stair tread for residential and commercial structures
Veneer   Intermediate raw material for plywood and engineered lumber manufacturing
Hardwood lumber   Furniture, pallets, ties, moldings, panels, cabinets, architectural millwork, components and retail boards
Other products   Complementary building products such as cedar decking, siding, insulation, rebar and engineered lumber connectors

 

WHERE WE DO IT

We operate manufacturing facilities in the U.S. and Canada. We distribute through a combination of Weyerhaeuser and third-party locations. Information about the locations, capacities and actual production of our manufacturing facilities is included below.

Principal Manufacturing Locations

Locations of our principal manufacturing facilities as of December 31, 2008, by major product group were:

 

 

Softwood lumber

   

U.S. – Alabama, Arkansas, Louisiana, Mississippi, North Carolina, Oklahoma, Oregon and Washington

   

Canada – Alberta and British Columbia

 

Engineered lumber

   

U.S. – Alabama, Georgia, Kentucky, Louisiana, Minnesota, Oregon and West Virginia

   

Canada – British Columbia and Ontario

 

Oriented strand board

   

U.S. – Louisiana, Michigan, North Carolina and West Virginia

   

Canada – Alberta, Ontario and Saskatchewan

 

Plywood and veneer

   

U.S. – Alabama, Arkansas, Louisiana, Oregon and Washington

 

Hardwood lumber

   

U.S. – Michigan, Oregon, Washington and Wisconsin

Subsequent to year-end and through the date of this filing, we announced the permanent closures of one lumber mill and one veneer mill in Aberdeen, Washington, and the indefinite closures of one lumber mill and one veneer mill in Pine Hill, Alabama.

Summary of 2008 Wood Products Capacities

 

CAPACITIES IN MILLIONS               
      PRODUCTION
CAPACITY
    NUMBER OF
FACILITIES
 
Softwood lumber – board feet    5,960        27     
Engineered solid section – cubic feet    56     11  
Engineered I-joists – lineal feet    485     5  
Oriented strand board – square feet (3/8”)    3,485     7  
Plywood – square feet (3/8”)    460     2  
Veneer – square feet (3/8”)    1,355     6  
Hardwood lumber – board feet    300     7  

Capacities include:

-     announced closure or indefinite curtailment of two lumber facilities and two veneer mills in early 2009 – Aberdeen Lumber, Pacific Veneer and Pine Hill Lumber and Veneer;

-     indefinite curtailment of two engineered solid section facilities – Colbert Parallam and Deerwood Timberstrand;

-     indefinite curtailment of one engineered I-joist facility – Valdosta; and

-     indefinite curtailment of two oriented strand board mills – Wawa and Hudson Bay.

 

        

        

       

       

 

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Five-Year Summary of Wood Products Production

 

PRODUCTION IN MILLIONS  
      2008     2007     2006     2005     2004  
Softwood lumber –board feet(1)    4,451        5,490        6,355        6,986        7,187     
Engineered solid section – cubic feet(2)    22     28     41     41     42  
Engineered I-joists –lineal feet(2)    218     339     473     483     504  
Oriented strand board – square feet (3/8”)    2,468     3,428     4,166     4,078     4,081  
Plywood – square feet (3/8”)(3)    333     423     900     1,155     1,628  
Veneer – square feet (3/8”)(3)(4)    872     1,150     1,739     1,979     2,386  
Composite panels – square feet (3/4”) (1)    —       —       666     1,080     1,066  
Hardwood lumber – board feet    253     294     324     364     349  

(1)   Reflects the divestitures of our B.C. Coastal operations in May 2005, North American composite panel operations in July 2006 and the Domtar Transaction in March 2007.

(2)   Weyerhaeuser engineered I-joist facilities also may produce engineered solid section.

(3)   All Weyerhaeuser plywood facilities also produce veneer.

(4)   Veneer production represents lathe production and includes volumes that are used to produce plywood and engineered lumber products by our mills.

      

     

     

      

HOW MUCH WE SELL

Revenues of our Wood Products business segment come from sales to wood products dealers, do-it-yourself retailers, builders and industrial users. We provide products and services to the residential construction market under the iLevel®brand. In 2008, our net sales were $3.8 billion compared with $5.7 billion in 2007.

Five-Year Summary of Net Sales for Wood Products

 

NET SALES IN MILLIONS OF DOLLARS         
      2008     2007     2006     2005     2004  
Softwood lumber(1)    $ 1,443        $ 2,241        $ 2,997        $ 3,624        $ 3,915     
Engineered solid section      414       608       794       833       701  
Engineered I-joists      284       467       670       704       645  
Oriented strand board      416       589       939       1,164       1,390  
Plywood      202       366       529       735       929  
Hardwood lumber      291       355       398       390       365  
Other products produced(1)      225       226       214       277       374  
Other products purchased for resale      493       847       1,361       1,551       1,456  
Total    $ 3,768     $ 5,699     $ 7,902     $ 9,278     $ 9,775  

(1)   Reflects the divestitures of our B.C. Coastal operations in May 2005, North American composite panel operations in July 2006 and the Domtar Transaction in March 2007.

      

 

Five-Year Trend for Total Net Sales in Wood Products

LOGO

Percentage of 2008 Net Sales in Wood Products

LOGO

Wood Products Volume

The volume of wood products sold in 2008 declined from 2007 primarily due to a significant decline in market demand, resulting from the downturn of the homebuilding and repair and remodel markets. In response to these market conditions in 2007 and 2008, we sold or closed a number of facilities and curtailed production at several other mills. The sales and closures include:

 

 

Sales:

   

2008 – seven U.S. distribution centers; and

   

2007 – two plywood facilities and 16 Canadian distribution centers.

 

Closures:

   

2008 – three lumber mills, four U.S. distribution centers and two Canadian OSB mills that were curtailed in 2007; and

   

2007 – two lumber mills, one engineered lumber mill, two U.S. distribution centers, a plywood line and a veneer peeling operation.

 

Indefinite curtailment:

   

2008 – one Canadian OSB mill and one engineered lumber mill; and

   

2007 – two Canadian OSB mills and two engineered lumber mills.

 

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Five-Year Summary of Sales Volume for Wood Products

 

SALES VOLUMES IN MILLIONS  
      2008     2007     2006     2005     2004  

Softwood lumber(1)

– board feet

   4,722        6,538        7,871        8,650        8,890     
Engineered solid section – cubic feet    23     30     36     38     37  

Engineered I-joists

– lineal feet

   227     338     456     484     496  

Oriented strand

board – square feet (3/8”)

   2,438     3,466     4,096     3,948     4,213  

Plywood – square

feet (3/8”)

   565     1,049     1,663     2,180     2,629  

Hardwood lumber

– board feet

   324     363     412     427     417  

(1)   Reflects the divestiture of our B.C. Coastal operations in May 2005 and the Domtar Transaction in March 2007.

      

Wood Products Prices

Prices for wood products in 2008 declined from 2007.

In general, the following factors influence prices for wood products:

 

 

Overall demand for structural wood products used in new residential construction and the repair and remodel of existing homes affects prices. Residential construction is affected by the rate of household formation and other demographic factors, mortgage interest rates, the need for replacement of existing housing stock and the demand for secondary or vacation homes. Repair and remodel activity is affected by the size and age of existing housing inventory and access to home equity financing and other credit.

 

The availability of supply of commodity building products such as lumber and plywood affects prices. A number of factors can affect supply, including new capacity, weather, raw material quality and availability and rail and truck transportation availability.

 

Proprietary-grade products and services can command higher prices. Our ability to differentiate our products and services from other manufacturers and create demand for them in the marketplace could generate higher prices.

Demand for home construction fell dramatically from 2006 through 2008, with a corresponding drop in demand for the products that we produce and sell. The ongoing oversupply of products has put significant and prolonged downward pressure on prices. This is evident in the following graphs.

 

Five-Year Summary of Selected Published Lumber Prices – $/MBF

LOGO

Five-Year Summary of Selected Published Oriented Strand Board Prices – $/MSF

LOGO

Five-Year Summary of Selected Published Plywood Prices ( 1/2” CDX) – $/MSF

LOGO

 

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WHERE WE’RE HEADED

Our competitive strategies include:

 

 

responding to difficult market conditions by actively managing our network of production facilities to balance supply with market demand;

 

achieving operating excellence throughout the delivery chain;

 

taking advantage of our size, scale, expertise and breadth of products that make us unique in serving the residential structural-frame marketplace;

 

developing and delivering innovative homebuilding solutions, such as residential structural frame construction, to meet customers’ needs;

 

meeting international demands for hardwood products by aligning our global supply chain and strengthening our industrial wood products sales capability; and

 

continuing to meet the needs of home-improvement repair and remodel customers.

 

 

 

CELLULOSE FIBERS

Our cellulose fibers (pulp) products are distributed through a global direct sales network, and our liquid packaging products are sold directly to carton and food product packaging converters in North America and Asia. We also have a 50 percent interest in North Pacific Paper Corporation (NORPAC) – a joint venture with Nippon Paper Industries that produces newsprint and high-brightness publication papers.

WHAT WE DO

As one of the world’s largest softwood market pulp producers, we:

 

 

provide cellulose fibers for targeted specialty markets,

 

work closely with our customers to develop unique or specialized applications and

 

manufacture liquid packaging board used primarily for the production of containers for liquid products.

Cellulose Fibers Products

 

PRODUCTS   HOW THEY’RE USED

Pulp

  Fluff pulp (Southern softwood kraft fiber)

  Papergrade pulp (Southern and Northern softwood kraft fiber)

  Specialty chemical cellulose pulp

 

 

  Used in sanitary disposable products that require bulk, softness and absorbency

  Used in products that include printing and writing papers and tissue

 

  Used in textiles, absorbent products, specialty packaging, specialty applications and proprietary high-bulking fibers

Liquid packaging board   Converted into containers to hold liquid materials such as milk, juice and tea

Other products

  Slush pulp

  Wet lap pulp

  Used in the manufacture of paper products

WHERE WE DO IT

We have four pulp mills in the southern part of the U.S. and one pulp mill in Canada. We also have a converting facility for modified fibers in Mississippi. Our liquid packaging mill is located in Washington state.

Principal Manufacturing Locations

Locations of our principal manufacturing facilities by major product group are:

 

 

Pulp

   

U.S. – Georgia, Mississippi and North Carolina

   

Canada – Alberta

 

Modified fiber converting facility

   

U.S. – Mississippi

 

Liquid packaging board

   

U.S. – Washington

 

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Summary of 2008 Cellulose Fibers Capacities

 

CAPACITIES IN THOUSANDS  
      PRODUCTION
CAPACITY
    NUMBER OF
FACILITIES
 
Pulp – air-dry metric tons    1,790        5     
Liquid packaging board – tons    300     1  

Five-Year Summary of Cellulose Fibers Production

 

PRODUCTION IN THOUSANDS  
      2008     2007     2006     2005     2004  
Pulp – air-dry metric tons (1)    1,760        1,851        2,588        2,502        2,546     
Liquid packaging board – tons    297     283     282     264     266  

(1)   Reflects Domtar Transaction in March 2007.

     

HOW MUCH WE SELL

Revenues of our Cellulose Fibers segment come from sales to customers who use the products for further manufacturing or distribution and for direct use. Our net sales were approximately $1.8 billion in 2008 and 2007.

Five-Year Summary of Net Sales for Cellulose Fibers

 

NET SALES IN MILLIONS OF DOLLARS  
      2008     2007     2006     2005     2004  
Pulp (1)    $ 1,357        $ 1,478        $ 1,657        $ 1,482        $ 1,471     
Liquid packaging board      290       247       229       203       208  
Other products      118       107       70       51       43  
Total    $ 1,765     $ 1,832     $ 1,956     $ 1,736     $ 1,722  

(1)   Reflects Domtar Transaction in March 2007.

     

Five-Year Trend for Total Net Sales in Cellulose Fibers

LOGO

 

Percentage of 2008 Net Sales in Cellulose Fibers

LOGO

Pulp Volumes

Our sales volume of cellulose fiber products in 2008 was 1.7 million tons – a decrease of 18 percent compared with 2007. This reduction in volume was primarily due to the divestiture of five production facilities in the 2007 Domtar Transaction. Following the divestiture, we entered into a brokerage agreement with Domtar under which we bought and resold pulp for the remainder of 2007. This activity did not continue in 2008 – further reducing our sales volumes.

Other factors that affect sales volumes for cellulose fiber products include:

 

 

growth of the world gross domestic product and

 

demand for paper production and diapers.

Five-Year Summary of Sales Volume for Cellulose Fibers

 

SALES VOLUMES IN THOUSANDS  
      2008     2007     2006     2005     2004  
Pulp – air-dry metric tons (1)    1,704        2,070        2,621        2,502        2,558     
Liquid packaging board – tons    302     286     275     258     276  

(1)   Reflects the Domtar Transaction in March 2007.

     

Pulp Prices

Our average pulp prices in 2008 increased compared with 2007 due to:

 

 

the relative weakness of the U.S. dollar,

 

the level of demand and

 

the world economic environment.

 

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Five-Year Summary of Selected Published Pulp Prices – $/TON

LOGO

WHERE WE’RE HEADED

Our competitive strategies include:

 

 

focusing our Cellulose Fibers businesses on value-added products,

 

focusing research and development resources on new ways to expand and improve the range of applications for cellulose fibers and on new product opportunities,

 

providing our customers with access to our technical expertise,

 

improving our cost-competitiveness through operational excellence and noncapital solutions,

 

focusing capital investments on new and improved product capabilities and cost-reduction opportunities and

 

collaborating with third parties to develop new products.

 

 

 

REAL ESTATE

Our Real Estate business segment includes our wholly owned subsidiary Weyerhaeuser Real Estate Company (WRECO) and its subsidiaries. WRECO’s operations are concentrated in projected long-term, high-growth metropolitan areas in the United States.

WHAT WE DO

The Real Estate segment is focused on:

 

constructing single-family housing and

 

developing residential lots for our use and for sale.

Real Estate Products and Activities

 

PRODUCTS   HOW THEY’RE USED
Single-family housing   Residential living
Land development   Residential lots and land for construction and sale, master-planned communities
Other   Residential homebuilding investment management

WHERE WE DO IT

Our operations are concentrated in select metropolitan areas:

 

Single-family housing and land development

   

Arizona, California, Maryland, Nevada, Oregon, Texas, Virginia and Washington

 

Real estate investment management offices

   

California, Illinois and Washington

HOW MUCH WE SELL

We are one of the top 20 homebuilding companies in the U.S. as measured by annual single-family home closings.

Our revenues decreased to $1.4 billion in 2008 – 40 percent – from $2.4 billion in 2007, primarily due to a 28 percent decline in single-family closings. The decline in home closings is the result of weak financial markets, tight lending standards and the collapse of consumer confidence, which continues to put downward pressure on pricing.

The following factors affect revenues in our Real Estate business segment:

 

 

Market prices of the homes that we construct for sale may vary.

 

The product and geographic mix of sales vary based on the following:

   

We build in a variety of locations. Market conditions vary by geography, which affects total revenues.

 

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We provide homes at a range of price points to meet our target customers’ needs from entry-level products in Washington state to move-up, custom homes in Southern California and the Washington, D.C., metro area. The mix of these sales affects total revenues.

   

We build both traditional, single-family, detached homes and attached products such as town homes and condominiums. The mix of price points at which these products sell creates variability in our revenue from period to period.

 

Land and lot sales are a component of our activities. These sales do not occur evenly from year to year, but average approximately 5 percent to 15 percent of total Real Estate revenues annually.

 

From time to time, we sell apartment buildings we have constructed.

Five-Year Summary of Revenue for Real Estate

 

REVENUE IN MILLIONS OF DOLLARS  
      2008     2007     2006     2005     2004  
Single-family housing    $ 1,294        $ 2,079        $ 2,951        $ 2,686        $ 2,193     
Land development      99       213       310       202       284  
Other      15       67       74       27       18  
Total    $ 1,408     $ 2,359     $ 3,335     $ 2,915     $ 2,495  

Reflectsthe acquisition of Maracay Homes in February 2006.

 

Five-Year Trend for Total Net Sales in Real Estate

LOGO

 

Percentage Breakdown of 2008 Net Sales in Real Estate

LOGO

Five-Year Summary of Single-Family Unit Statistics

 

SINGLE-FAMILY UNIT STATISTICS  
      2008     2007     2006     2005     2004  
Homes sold    2,545        4,152        4,541        5,685        5,375     
Homes closed    3,188     4,427     5,836     5,647     5,264  
Homes sold but not closed    581     1,224     1,499     2,410     2,372  
Single-family gross margin – excluding impairments (%)(1)    11.5 %   21.2 %   27.6 %   32.8 %   29.7 %

(1)   Single-family gross margin equals revenue less cost of sales and period costs other than impairments.

       Reflects the acquisition of Maracay Homes in February 2006.

      

        

WHERE WE’RE HEADED

Our competitive strategies include:

 

 

delivering quality homes to satisfied customers – a principle we measure through “willingness to refer” rates from surveys of homebuyers;

 

focusing on reducing costs, generating cash and reducing debt;

 

applying distinct value propositions that target a specific market niche in each of our chosen geographies;

 

replicating best practices developed in each geographic area; and

 

reducing and rebalancing our land portfolio.

 

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FINE PAPER

On March 7, 2007, our fine paper operations and related assets were divested in the Domtar Transaction. As a result, the year ended December 30, 2007, includes nine weeks of fine paper operations. Subsequent to the first quarter of 2007, we no longer have results of operations for the Fine Paper segment.

Five-Year Summary of Net Sales for Fine Paper

 

NET SALES IN MILLIONS OF DOLLARS         
      2008     2007     2006     2005     2004  
Paper    $  –        $ 432        $ 2,470        $ 2,417        $ 2,226     
Coated groundwood            26       171   &n