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New England Landmark Realty covers the Vermont real estate market 

from the inside — market data, buyer strategy, seller timing, land 

use regulation, and the policy decisions shaping what homes cost and 

who can afford them.

 

Tony Walton has been working Vermont real estate since 1978. 

The analysis here reflects that depth.

 

Browse by topic below, or use the search to find what you need.

Nov. 30, 2025

Vermont Housing Market Alert: Lower Rates, Higher Prices, Less Time

By New England Landmark Realty LTD

History doesn't repeat, but it rhymes like Robert Frost on his worst day—and right now, the national housing market is rhyming with revenge.

The data dropped this week like a warning shot across Lake Champlain: total pending home sales hit a multiyear high, mortgage rates have held below 6.64% for 16 consecutive weeks, and purchase applications are surging 26% year-over-year. Wall Street is calling this "recovery." In Washington, Lamoille, and Chittenden counties, we call it the calm before the storm.

The Death of Vermont Seasonality: 2020 Changed Everything

Let's bury the most expensive myth in Vermont real estate: the notion that our market hibernates when the snow flies. That quaint idea died in March 2020, right alongside the concept that you need to live near your office.

I've closed deals in January blizzards and February deep freezes. I've had bidding wars in March mud season and competitive offers on Thanksgiving weekend. The remote work revolution didn't just change where people work—it obliterated the seasonal patterns that governed our market for generations.

Since 2020, Vermont operates as a 24/7/365 marketplace where demand doesn't care about snow tires, mud season, or black fly season. Buyers think lifestyle first, logistics never. They're not waiting for spring—they're buying whenever they find the right property, because the right property in Vermont doesn't wait for anyone.

The old rhythm—list in April, sell in June, regroup in fall—has been replaced by a new rule: If a good listing hits in your price range in a decent town, it's in season.

The Rate Trap: Why Waiting Is Financial Suicide

Here's the uncomfortable truth that should keep every prospective buyer awake at night: lower rates are not your salvation—they're your competition's invitation to the party.

The math is brutal and simple:

  • At 7%+, many locals bow out entirely
  • At 6%+, they stretch hard but stay disciplined
  • At something starting with a 5, the floodgates open

Every quarter-point drop in rates does three things in our market:

  1. Reactivates “wait-and-see” locals from Waterbury, Montpelier, or Burlington
  2. Reinvites out-of-state buyers from Boston, NYC, and NJ
  3. Tightens already limited inventory

The result: Lower rates equal more competition plus fewer options. Not relief—acceleration.

The Ghost of 2021: Pre-Bloodbath, The Sequel

When I look at 42 straight weeks of positive year-over-year purchase app data and 29 weeks of double-digit growth, I don't see some soft landing. I see the early outline of Pre-2022: The Sequel—maybe not as insane, but rhyming with it perfectly.

What that era looked like in Vermont:

  • "We'll wait for a quieter time" meant never buying
  • "We'll just see what comes up" meant chasing prices uphill for 18 months
  • "We don't want to overpay" meant renting for three more years

The ingredients are in place: scarce supply, lifestyle migration, improved rates. That doesn't point to "deals"—it points to velocity.

The Competition Equation: Know Your Opponents

If you're a local buyer, you're not imagining things—it is hard. You're competing with:

  • Remote workers with big-city incomes
  • Second-home buyers who don’t negotiate aggressively
  • Climate migrants already emotionally committed to Vermont

But at 6.3%, you still have an edge—room to negotiate and win without madness. That window is closing.

The Inventory Reality: Scarcity as a Feature

National inventory growth is up 15.5% YoY. In Vermont? That might mean 2 or 3 good homes become 4. No subdivisions. No tract housing. Just trickle listings filtered by topography and permits.

Our scarcity isn’t a bug—it’s a feature. And when competition rises again, even that modest bump vanishes.

For Vermont Buyers: The Harsh Math of Timing

If you're waiting for lower rates, lower prices, and less competition—you're betting against reality.

You can refinance a rate. You can't refinance missing the house entirely.

The smart money acts when there's leverage—not when the crowd stampedes.

For Vermont Sellers: The Strategic Window

You’re not racing the seasons. You’re racing buyer psychology and mortgage rate bands. List before the next big rate drop and you’ll capture serious buyers before they turn manic.

The 2026 Setup: All Systems Go

If spreads normalize and rates fall closer to 6%, we’ll be back in velocity mode. For Vermont? That’s not balance. That’s chaos.

The Bottom Line: Act While You Can Negotiate

We live in one of the most beautiful places on Earth, where the mountains aren't going anywhere, the communities aren't diluting, and the opportunity to own a piece of this place is narrowing by the week.

The mortgage rate environment is cooperating right now. Inventory is stabilizing right now. Buyers are motivated but not manic right now.

When rates drop—and they will—all of that changes. You'll be competing with everyone who's been waiting for their "perfect moment," and perfect moments in Vermont real estate are as rare as a warm February.

Stop waiting for perfect rates and start acting in the imperfect present. Buy when you can negotiate, not when you're forced to capitulate. The bloodbath isn't dead—it's dormant. And it looks like it's waking up.

Life is so rich—especially when you have the courage to act while others hesitate.

Ready to Navigate the Market with a Pro?

If you're buying or selling in Chittenden, Lamoille, or Washington County, now is the time to act. Whether you need help making sense of the market or you're ready to tour homes, Tony Walton is here to guide you.

Contact Tony Walton:
📞 802-253-4711
📧 tonywalton@nelandmark.com
🏠 26 N Main Street Suite 2, Waterbury, VT 05676
🌐 Learn more about Tony

Posted in National Real Estate Trends
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Nov. 28, 2025

Congress Accidentally Passes Legislation While Studying Vermont Town Meeting Model

WASHINGTON, D.C. — In a stunning breach of tradition, the U.S. Congress inadvertently passed actual legislation Tuesday after participating in a Vermont-style Town Meeting simulation.

The exercise, intended as a harmless cultural exchange, devolved into uncharacteristic productivity after lawmakers sat in folding chairs, drank local cider, and were required to speak without interrupting each other.

“We thought it was role-play,” said House Speaker Mike Johnson. “But before we knew it, someone proposed a bill, there was a civil discussion, and then — God help us — we voted on it.”

The legislation, a bipartisan infrastructure package to replace bridges, broadband, and dignity, passed 423–12 after an impassioned 6-minute speech from Rep. Peter Welch, who began by thanking everyone for the homemade muffins.

“I think we were all just confused,” admitted Senator Ted Cruz. “I kept waiting for the part where we yell at each other on cable news.”

The transformation reportedly began when Vermont State Rep. Marge Tillingham of Barnard handed out a sample agenda titled “Fix Stuff Without Being a Jerk.” Several lawmakers attempted to add poison-pill amendments but were quickly told to “sit down, and wait their turn” by a stern Vermont librarian who was observing.

Senator Bernie Sanders refused to comment but was seen grinning and handing out flannel vests with the slogan: “Democracy is a Potluck.”

The simulation was so successful that a new congressional dress code was floated, requiring L.L. Bean boots and mandatory decaf. AOC proposed a House-wide knitting circle as “an icebreaker and a metaphor.”

“It turns out when you remove lobbyists, time limits, and televised grandstanding, people remember they’re adults,” noted Vermont Governor Phil Scott. “This is how we decide school budgets, snow plow routes, and which barn gets fixed next.”

Senator Mitch McConnell later claimed he “blacked out somewhere around the apple crumble” and woke up in a signed coalition agreement with Elizabeth Warren and a retired dairy farmer named Ed.

The bill is now expected to stall in the Senate, where the rules committee has objected to the use of folding chairs due to “lack of lumbar support.”

“I don’t know what just happened,” said Rep. Jim Jordan, looking dazed. “But I think we governed.”

Inspired by Vermont-Style Cooperation?

Whether you're looking to pass legislation or just pass the potatoes at a community potluck, Vermont’s civic model offers more than great muffins — it offers real results.

Discover homes where neighbors still say hi, democracy happens in barns, and you can vote next to a crockpot.

Contact Tony Walton – Vermont Real Estate with Small Town Integrity

📍 26 N Main Street Suite 2, Waterbury, Vermont 05676
📞 802-253-4711
📧 tonywalton@nelandmark.com
🌐 Learn more about Tony Walton

🔥 BONUS CTA: Ready to Govern Like a Vermonter?

Put down the gavel and pick up a muffin — your next property could come with built-in charm, fiber internet, and neighbors who knit their own politics. Contact Tony today before Congress remembers how to filibuster again.

Posted in Community Insights
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Nov. 27, 2025

Vermont’s Quiet Land Use Pivot: What Tier 3 Means for Rural Land, Small Towns, and the Future of Housing

By Tony Walton – November 2025

Most Vermonters don’t know it yet, but our state is undergoing a quiet transformation — one that will shape where we live, what our towns look like, how land is valued, and what future generations can build. It’s happening in meeting rooms, working groups, regional planning sessions, and Act 250 hearings that few attend and even fewer follow. But the effects will touch every landowner in Vermont.

If you haven’t heard of Tier 3 or Tier 1B housing appeals, or if the phrase “Act 250 modernization” makes you want to take a nap, you’re not alone. These changes aren’t on most Vermonters’ radar. They’re technical, procedural, and wrapped in planning language that feels far removed from what happens on your road or in your village.

And yet — they amount to the biggest shift in Vermont land‑use philosophy since Act 250 was passed in 1970.

1. The New Direction: Rural Land Stays Rural, Town Centers Grow

For generations, rural development in Vermont followed a predictable pattern:
If a landowner had road frontage and could get a wastewater permit, they could usually build a home or create a few lots. Towns varied in requirements, but the basic rules held.

Today, that pattern is breaking.

With Tier 3 designations expanding across many rural parts of the state and Tier 1 and 1B designations signalling where the state wants housing growth to occur, Vermont has taken a clear position:

Preserve resource lands.
Concentrate growth in village and town centers.

State documents talk about “predictability,” “ecological protection,” “housing creation,” and “streamlining,” but the underlying direction is unmistakable. Tier 3 land will face more constraints, more studies, and more scrutiny than ever. Tier 1 areas — places with sewer, water, walkability, and services — will eventually enjoy faster Act 250 approvals and, hopefully, simplified zoning.

It’s a shift toward compact, walkable, infrastructure-efficient living — and away from dispersed large‑lot, rural sprawl.

2. Why Most Vermonters Haven’t Heard About This Yet

If you haven’t been following:

  • Land Use Review Board meeting minutes
  • Tier 3 working group transcripts
  • Regional Planning Commission pre-application reviews
  • Committee testimony
  • Or Appeals Study sessions

…you would never know this change is underway.

That’s not because anything is being hidden — it’s because the process is technical, decentralized, and not reported on in any meaningful way. Vermont doesn’t have a robust land‑use press corps. Local papers don’t have the staff to cover 3‑hour committee hearings. The public doesn’t flock to planning meetings.

So while the public conversation focuses on housing prices, flooding, and school budgets, the actual regulatory framework shaping the next 20–40 years is quietly being built step by step.

3. The State’s Logic: Why Push Development Inward?

The underlying reasons make sense:

  • Infrastructure: Sewer and water systems can’t be cost‑effectively built everywhere.
  • Environment: Rural development often overlaps sensitive habitats, wetlands, and flood corridors.
  • Climate: Concentrated growth reduces vehicle miles and preserves carbon‑absorbing land.
  • Housing: The fastest path to new units is infill where services already exist.
  • Costs: Compact development is cheaper to maintain than scattered development.

In pure planning terms, this is smart policy.

The challenge isn’t the goals — it’s the execution, because…

4. The Bottleneck No One Talks About: Local Zoning

Here’s the catch:

Even if the state streamlines Act 250 for growth centers, developers still need to pass through local zoning first.

That means:

  • DRB hearings
  • Planning commission meetings
  • Design review
  • Conditional use review
  • Parking requirements
  • Setbacks
  • Height limits
  • Neighborhood objections
  • Traffic studies
  • Infrastructure allocation decisions
  • Multiple rounds of revisions

Act 250 isn’t the biggest barrier to housing in Vermont anymore. Local zoning is.

And nothing in the Tier 3/Tier 1 framework overrides local boards — at least not yet.

This creates a tension that will define Vermont’s next decade: the state is pushing growth toward town centers faster than those towns are prepared — or politically willing — to accept it.

5. What This Means for Rural Landowners

If you own rural land, Tier 3 doesn’t eliminate your ability to build. But it does:

  • Add regulatory uncertainty
  • Increase the cost of studies
  • Reduce the potential for subdivision
  • Lengthen timelines
  • Introduce more appeals risk

Over time, this softens the development value of rural land, even if its amenity, recreational, or scenic value stays strong.

This won’t happen overnight. But it will happen.

Vermont is creating a system where development energy drains away from rural areas and pools inside village boundaries. Over 5–15 years, that will influence pricing, investment patterns, and long-term land-use strategies.

6. What This Means for Town Centers

Small Vermont towns — Waterbury, Stowe, Richmond, Waitsfield, Morrisville, Montpelier, and many others — are now positioned for the next chapter of Vermont’s growth.

Whether they want to be or not.

If these towns embrace housing‑friendly zoning, the next decade could bring:

  • Infill apartments
  • Small‑scale mixed‑use buildings
  • Redevelopment of older commercial stock
  • Accessory dwelling units
  • Townhouses
  • Senior housing
  • Workforce housing over shops
  • Rehabbing of underused properties
  • More walkable village centers

If they do not — if local boards reject this shift — then the state will eventually face pressure to act more forcefully, just as other states have done during severe housing shortages.

That moment hasn’t come yet in Vermont. But the underlying forces are building.

7. Why This Matters Now (Not Two Years From Now)

This is not hype or alarmism — it’s simply where the policy and planning winds are blowing.

Whether you’re a homeowner, a landowner, a buyer, a seller, a builder, or a town official, understanding Tier 3 and Vermont’s growth‑center strategy is critical for long-term planning.

And right now, almost no one in Vermont knows this shift is happening.

That’s why staying informed matters.

8. Where to Learn More (Official & Regional Resources)

These are the best places for Vermonters to follow what’s changing:

Official State Resources

Regional Planning Perspective

These resources offer a full picture — from policy architects to municipal planners to environmental watchdogs.

These are not advocacy sources — they are direct, factual, government‑managed hubs of information.

9. The Road Ahead: A Fork in the Vermont Forest

Vermont is at a turning point, even if we don’t realize it yet.

We can adapt thoughtfully — by aligning town zoning, state incentives, infrastructure capacity, and community goals — or we can resist change and face far greater housing pressures in the years ahead.

The rules are shifting. The map is shifting. And the value of land — whether in town centers or rural hillsides — will shift with it.

Get Guidance for Buyers or Sellers

If you own land, a home, or are considering purchasing or selling in Vermont — staying ahead of these land‑use shifts can make a big difference. Learn how these trends affect you:

Contact Tony Walton for Personalized Advice

If you have questions about how Tier 3 changes could affect your property value, rural land, or potential for development — I’m here to help.

Tony Walton
New England Landmark Realty
26 N Main Street, Suite 2
Waterbury, Vermont 05676
Phone: 802‑253‑4711
Email: tonywalton@nelandmark.com
Learn more about Tony Walton

Posted in Vermont Housing Crisis, Vermont Real Estate Trends
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Nov. 17, 2025

The Real Enemy of Affordable Housing Isn’t Builders — It’s Vermont Town Governments

Builders want to build. Families want to buy. But Vermont’s local regulations add $93,870 to every new home—and make entire housing types illegal. This isn’t market failure. It’s a regulatory obstruction.

Why Can't Builders Build in Vermont?

Despite demand, developers face a wall of red tape:

  • Zoning laws banning duplexes, triplexes, and ADUs
  • Lot size mandates that prevent modest homes
  • Act 250 delays that cost $2,000–$6,000 per unit
  • Permitting backlogs and aesthetic review boards

The True Cost of Regulation: $93,870 Per Home

According to the National Association of Home Builders, government regulation adds nearly $94,000 to the cost of a new home. In Vermont’s market, where median prices already top $353,000, that’s a disaster for first-time buyers and essential workers.

Act 250: Environmental Law or Housing Killer?

Act 250, meant to protect Vermont’s landscape, now stifles development in towns with full infrastructure. The permitting timeline adds months of delay, pushing many small builders to walk away.

Single-Family-Only Zoning: An Outdated Default

70% of Vermont’s residential land allows only single-family homes. That drives up land costs and limits supply—especially when smaller, more affordable options are what Vermonters actually need.

The NIMBY Effect: Wealth Protection Over Housing Needs

Town meetings are dominated by long-time property owners opposing new housing to “protect neighborhood character.” The result? Young families and workers are locked out, while property values inflate for those already inside.

The Solution Isn’t More Talk—It’s Policy Reform

  • Legalize duplexes and triplexes statewide
  • Eliminate minimum lot sizes in infrastructure-ready towns
  • Streamline permits under 25 units
  • Expose town-level obstruction through annual reporting

Looking to Buy in Vermont Despite the Barriers?

Use our tools to get started:

Talk to a Local Expert Who Gets It

Tony Walton, Principal Broker
📞 802-253-4711
📧 tonywalton@nelandmark.com
📍 26 N Main Street Suite 2, Waterbury, VT 05676
🌐 NELandmark.com

Affordable housing is possible. But only if we confront the real barriers—and build the Vermont future we say we believe in.

 

Posted in Vermont Housing Crisis
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Nov. 14, 2025

The 50-Year Mortgage Is Financial Malpractice — And 30 Years Was Already Too Long

More Years, Less Freedom: Why Vermont’s Young Dreamers Need to Reject the Forever Loan.

By Tony Walton

1. The Illusion of Affordability

The Vermont Housing Finance Agency reports the statewide median sale price for a primary residence in 2024 was about $353,000, a 9% increase from 2023. In hotspot areas like Chittenden County and beyond, that number already approaches or exceeds $500,000.

Meanwhile, the median household income in Vermont is roughly $80,000. That means homes cost 6× the median income — double the historical 2–3× income affordability ratio. If you need 50 years to pay it off, the problem isn’t your loan — it’s the price you’re locked into.

2. The Math Doesn’t Lie — But the Pitch Does

  • 30-Year Mortgage at ~6.5% for a $400,000 home: monthly ~$2,528; total interest ~$509,800; total cost ~$909,800.
  • 50-Year Mortgage at ~6.5% for the same: monthly ~$2,276; total interest ~$965,600; total cost ~$1,365,600.

That $252 monthly “relief”? It costs you nearly $455,800 more over the life of the loan. You’re not buying a home — you’re renting equity from a bank for five decades.

And after 20 years? You’ve barely touched the principal. Want to move? Refinance? Life happens. You’re stuck — equity-poor, debt-rich.

That’s 86% more interest compared to a 30-year loan. The math doesn’t lie — but the pitch sure does.

3. This Isn’t Homeownership — It’s Indentured Finance

Homeownership should build wealth. But in a standard 30-year mortgage, roughly 80% of your early payments go toward interest — not equity.

Stretching that to 50 years? You’re not owning — you’re leasing your future from a lender. For a buyer in their 20s or 30s, you won’t fully own your home until retirement — if ever.

The median age of first-time homebuyers has risen from 31 in 1981 to 40 today. We’re not just pricing out the next generation — we’re aging them out of ownership entirely.

4. Vermont Deserves Better Than This

Vermont values independence, community, and land that means something. We’re not here for 5-bedroom McMansions with 50-year mortgages. We're here to build lives — not debt burdens.

Young Vermonters — teachers, nurses, builders — are being told, “You can’t afford to buy where you live or grew up. But we can stretch your loan over half a century.”

That’s not a solution. That’s surrender.

5. The Real Problem: It’s the Price, Not the Loan

Housing costs have outpaced wage growth by nearly 2:1 since the early 2000s. Extending mortgage terms only inflates demand, driving prices even higher.

Who wins? Lenders and sellers. Who loses? The 28-year-old nurse trying to buy near Barre. The plumber building homes but renting one himself. The teacher commuting an hour from affordability.

6. Flip the Script: Think 15, Not 50

  • 15-Year Mortgage at ~5.5% on $400,000: monthly ~$3,267; total interest ~$188,060; total cost ~$588,060.

That’s $777,540 less interest than a 50-year loan. You own your home faster. You build equity from day one. You buy your freedom back.

In Vermont, that might mean:

  • A smaller home in a thriving town instead of maxing out debt in a remote location
  • A fixer-upper with character and potential
  • A 20-minute commute for long-term equity gains

7. What Young Vermont Buyers Need to Know

  1. The monthly payment is a trap. It doesn’t reflect total cost or equity-building. Don’t be fooled.
  2. Equity is your wealth. Mortgages should build it — not delay it 30–50 years.
  3. You have power. Policy, zoning, and wages shape housing. Demand homes for Vermonters — not speculators.
  4. Ownership should be real. Not theoretical. Not just a title — but true financial freedom and asset growth.

8. The Brutal Truth About the 50-Year Mortgage

If your housing market needs 50-year loans to function, your housing market is broken.

The 50-year mortgage is a white flag — an admission the system can’t deliver affordability. It’s a long, slow form of financial erosion.

First-time buyers now make up just 21% of the market — a record low. We’re not just watching a crisis. We’re watching a generation being priced out, aged out, and now debt-stretched out.

It’s time to reject it. Hard stop.

9. Ready to Buy Smart — Not Just Buy In?

If you’re a young Vermonter serious about homeownership — real ownership — you need a guide who gets it.

Tony Walton and the team at New England Landmark Realty have been helping Vermonters navigate this market for decades. We won’t push you into the biggest loan you qualify for — we’ll help you build equity, not just debt.

What We Do Differently:

  • We help you understand the full cost of ownership — not just the monthly payment
  • We connect you with smart properties that build equity faster
  • We encourage 15-year wealth-building strategies when possible
  • We never recommend loans you’ll still be paying when you hit retirement

Vermont is worth fighting for. So is your financial future. Homeownership is still possible — if you know what to look for and who to trust.

📞 Call 802-253-4711
📧 tonywalton@nelandmark.com
🌐 www.nelandmark.com
📍 26 N Main Street Suite 2, Waterbury, Vermont 05676

➡ Vermont Home Buying Guide
➡ Selling Your Vermont Home

Tony Walton, Principal Broker
New England Landmark Realty — Where Independence Still Means Something.

Posted in Home Buying Tips, Market Updates
no comments yet
Nov. 14, 2025

Why Late Winter & Early Spring Are Actually Great Times to List Your Vermont Home

By Trish Sawyer, New England Landmark Realty — Waterbury Center, VT

Homeowners often say "I'm going to wait until the snow is gone” before putting their Vermont home on the market. Sellers feel that late spring, early summer is the best time to showcase their homes, but is it really?

The truth is this:

Late winter and early spring listings often outperform the late spring/early summer market when it comes to visibility, competition, and buyer motivation.

And yes, I know—this is the messy season. We’ve got snowbanks lingering in the shade, the driveway is in mid-thaw chaos, and mud season is doing what mud season does. But from a selling standpoint, this is exactly when Vermont homeowners can get ahead.

Buyers are ready long before the snow melts

Once the holidays are over, buyers are anxious to start house hunting again. After spending the holidays thinking about new beginnings—moving closer to family, upgrading, downsizing, or finally buying that mountain getaway, buyers are restless and motivated.

Because so many sellers wait for perfect-weather photos and dry driveways, the early season has far less competition. Homes listed early, stand out by default.

Winter buyers are incredibly serious

No one casually shops for a home in the dead of winter. If someone is stepping over ice, bundling up for showings, and navigating slush to see a property, they are serious—and often on a deadline.

These early-season buyers tend to be:

  • Fully pre-approved
  • Relocating for work
  • Growing their family
  • Retiring or downsizing
  • Looking for a second home before ski season ends
  • Hoping to close before spring

These are action-oriented buyers—not browsers who “just want to see what’s out there.”

Vermont homes can shine beautifully this time of year

Late winter and early spring have a charm all their own. Soft natural light, cozy interiors, fireplaces, the smell of just baked cookies—they all create a sense of comfort buyers respond to. A fresh blanket of snow on a bluebird day can create a level of enchantment that can distract from some less desirable features and without the veil of foliage, mountain views can be jaw-dropping.

Early-season showings can highlight:

  • Spectacular views
  • Privacy lines
  • Architectural details
  • Light-filled spaces

Less inventory = stronger, cleaner offers

While most homeowners wait for perfect spring conditions, buyers are already active, and early-bird sellers benefit from:

  • More focused attention
  • Higher showing volume
  • Less pricing competition
  • Faster, cleaner offers

Once the snow is gone, inventory spikes. Earlier listings get the spotlight without having to compete with a surge of new listings.

Thinking about selling?

If you’re considering making a move, it’s worth knowing exactly where your home fits in the current market—and whether listing before the snow is gone could give you a strategic advantage. I’m happy to walk you through it. No pressure. No obligation. Just clear, honest, local guidance.

You don’t need to wait for the grass to turn green to attract great buyers. Smart sellers don’t follow the market—they get ahead of it!

Trish Sawyer
Realtor®, New England Landmark Realty
📞 802-233-0554
📧 trishsawyer@nelandmark.com
🌐 trishsawyerproperties.com

Helpful Resources

Posted in Home Buying Tips
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Nov. 12, 2025

The Changing Landscape of Mad River Valley Real Estate

What Lisa Jenison and Karl Klein’s Move Tells Us About the Market

By Tony Walton, Founding Partner & Principal Broker, New England Landmark Realty

Recognizing Two Proven Professionals

Lisa Jenison has been a trusted figure in Mad River Valley real estate since 1997—offering nearly three decades of deep market knowledge, client advocacy, and community commitment. Karl Klein brings similarly extensive experience and has played a key role in many of the valley's highest-profile transactions. Together, they’ve helped shape the local market with professionalism and purpose.

These are the types of agents every market values: ethical, skilled, and truly connected to their communities. Lisa noted the difficulty of making a change after 28 years with her previous firm—a sentiment that reflects the weight of such a move. Agents like Lisa and Karl don’t shift for superficial reasons. Their decision points to deeper questions around infrastructure, growth, and the evolving nature of the brokerage model.

A Market in Transition

Movements like this among seasoned agents suggest more than personal preference—they signal a broader market shift. When professionals of this caliber make strategic decisions, it's typically driven by vision and alignment, not incentives or trends.

Over the past decade, Vermont real estate has undergone major transformations. Technology, client expectations, and marketing have all evolved rapidly. Virtual tours have replaced walk-throughs. Social media now shapes brand visibility. Clients expect real-time updates and data-rich insights. The business has become more complex and more demanding.

  • Does my firm have the infrastructure to support my growth?
  • Is there a clear and credible succession plan?
  • Am I working toward ownership—or just leasing a desk?

These aren't new considerations, but in today’s landscape, they’ve become more urgent. The agents asking them are the ones shaping what the future of Vermont real estate will look like.

Rising Competition in the Valley

The Mad River Valley has long been competitive, and that intensity has only grown. Coldwell Banker Hickok & Boardman’s entry into the region reflects that. As one of the top Coldwell Banker affiliates in the world, they've built a strong reputation and operational footprint under Leslee MacKenzie’s leadership.

Their decision to welcome Lisa and Karl into their team underscores a growing interest in the central Vermont and resort real estate segments. But let’s be clear: success in this market doesn’t belong to one brand. Other brokerages—like Green Light Real Estate—have earned strong reputations by combining local knowledge with transparency and collaborative service. Independent firms throughout the region continue to bring real value to clients and agents alike. That kind of diversity is healthy for the market and raises standards across the board.

What We’re Building at New England Landmark Realty

Since founding New England Landmark in 2007 with Lynn Taylor and Cindy Lyons, we’ve focused on building something durable—not just for the next quarter, but for the next generation.

  • Succession planning from the start: We’ve built equity structures that let top producers earn ownership through transparent metrics—real stakes with real timelines.
  • Independent and infrastructure-rich: We’re not part of a franchise, but we invest heavily in marketing, technology, and agent support.
  • Selectivity over scale: We prioritize values-aligned agents and support them with training, tools, and a strong culture.
  • Rooted here, reaching globally: Our agents live here—and we market to the world.

The Broader Industry Moment

Real estate is undergoing a generational shift. Many brokerage owners are aging out, and new agent expectations around flexibility, technology, and equity are reshaping the conversation. In Vermont’s small-market reality, where inefficiencies are costly and reputations matter, these shifts are especially important.

What Clients Should Take Away

For buyers and sellers in the Mad River Valley, these changes are good news. More competition means better service, higher standards, and more informed choices. Clients should evaluate more than the brand on the business card—look for experience, integrity, and local understanding.

Ask about recent transactions. Ask how agents handle complexity. Choose based on the person—not just the firm.

Looking Ahead

I congratulate Lisa and Karl on their new chapter. They’ve earned their reputations through years of service and skill, and I’m confident they’ll continue to deliver excellence wherever they go.

The Mad River Valley benefits from a diverse, high-performing real estate community. At New England Landmark, we remain focused on our own path—serving clients, developing talent, and building a firm that will thrive for decades to come.

There’s room for excellence across multiple brokerages. May the agents who are most committed to integrity, service, and local knowledge continue to raise the bar—for all of us.

About New England Landmark Realty

Founded in 2007, New England Landmark Realty is an independent brokerage serving Central Vermont’s Washington, Lamoille, and Chittenden Counties. Our team of experienced professionals offers deep market expertise, strategic marketing, and results-driven negotiations. With a focus on residential, luxury, and investment properties, we are committed to sustainable growth and long-term client relationships.

Our intentionally selective approach ensures that each agent aligns with our values of integrity, collaboration, and local knowledge. We provide a clear path to equity partnership for top-performing agents and invest heavily in the infrastructure, tools, and support they need to thrive. Based in Waterbury Center, our firm is proud to serve clients and communities across Vermont with authenticity and purpose.

Ready to Buy or Sell in the Mad River Valley?

Whether you're exploring homes in Warren, Waitsfield, Fayston, or beyond—our team is here to help you navigate the Vermont market with confidence.

Contact Tony Walton

📞 802-253-4711
📧 tonywalton@nelandmark.com
📍 26 N Main Street Suite 2, Waterbury, VT 05676
🌐 Meet Tony

Posted in Agent Resources
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Nov. 3, 2025

How to Choose the Right Real Estate Agent

(Hint: “Top Producer” doesn’t always mean “Best for You”)

When you’re buying or selling a home in Central Vermont, choosing the right REALTOR® is one of the most important decisions you’ll make. It’s easy to be dazzled by numbers — the “Top 10 Producer” awards, the slick marketing, and the social media highlights. But here’s the truth: the best agent for you isn’t necessarily the one with the most transactions.

By Trish Sawyer

The Difference Between “Top” and “Right”

Large teams often earn those “top” rankings because they work in volume. They’re structured to churn and burn — handling a high number of clients at once, supported by assistants, coordinators, and showing agents.

There’s nothing inherently wrong with that model — but it means your experience will likely involve multiple hand-offs. You might meet the lead agent at your listing appointment or first showing, but after that, you’ll be passed to someone else for the details that matter most.

If you prefer a more personal, one-on-one experience — someone who truly knows you, your property, and your goals — you’ll want a REALTOR® who manages every step directly.

What Personal Service Looks Like

Before I became a real estate agent, I bought, sold, and built seven of my own homes. I worked with some amazing, personable, and creative agents — and some that were subpar. The ones I appreciated most treated me as though I were their only client.

On one occasion, I decided to go with a big name to sell my home in a relatively slow market. Turns out, I met him once — and the rest of the time I was handed off to his staff. Not the experience I thought I was going to receive.

Once I became an agent myself, I committed to delivering a level of service far beyond the experience I had with that “Top Producer.”

No assistants. No coordinators. No layers of communication to get in the way. When my clients choose me, they get me — day or night, weekdays or weekends. I’m there when the photographer arrives, when the inspection report lands, when emotions run high, and when it’s time to celebrate your closing.

You won’t be handed off, because I believe real estate is personal. It’s about trust, communication, and being fully present for the people I serve. The irony is that, in delivering such personal, dedicated service, one quickly becomes a top producer — the right way.

Experience Doesn’t Always Equal Expertise

It’s easy to assume that decades in the business automatically translate into better service, but experience alone doesn’t make someone the right fit. Sure, an agent may have handled thousands of transactions over the years, but real estate is a people business — and people skills matter. Some agents are warm, communicative, and constantly engaged in market research and trends; others lean on the phrase “I’ve been in this business for decades” as if longevity alone guarantees excellence.

Case in point: I recently worked with a listing broker of substantial tenure who, during a tense negotiation, told my buyers she might “vomit” if they withdrew after the home inspection. Needless to say, it wasn’t the inspection that ended that deal — it was the broker’s unprofessional behavior. Thirty-six years of experience didn’t make her a better agent; it just made her more practiced at being unpleasant.

The takeaway? Choose an agent who combines knowledge with integrity and empathy, not just years in the business.

Questions to Ask When Choosing a REALTOR®

If you’re interviewing agents in Central Vermont, try asking:

  • Who will be my main point of contact during the process?
  • Will you personally attend the showings, inspections, and closing?
  • How many clients do you work with at once?
  • How do you communicate — and how quickly do you respond?

These questions reveal not just experience, but approach. A great REALTOR® should make you feel heard, supported, and prioritized — not just processed.

Why It Matters in Vermont

Buying or selling in places like Stowe, Waterbury, Waitsfield, or Warren isn’t the same as working in a big city. Vermont real estate thrives on local expertise, relationships, and responsiveness.

You deserve an agent who understands the nuances of our market — from wells and septic systems to zoning quirks, mountain views, and muddy driveways — and who treats your home or your search with care.

The Bottom Line

The right agent isn’t necessarily the one with the biggest team — it’s the one who gives you their full attention, their experience, and their heart.

If you're looking for a REALTOR® who will listen and provide you with an elevated and exceptional experience, let me know! I would be happy to help!

Trish Sawyer, REALTOR®
New England Landmark Realty LTD
📍 Central Vermont Real Estate — Waterbury • Stowe • Waitsfield • Warren
📧 trishsawyer@nelandmark.com
🌐 TrishSawyerProperties.com

→ Browse the Vermont Home Buying Guide

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Posted in Home Selling Tips
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Oct. 31, 2025

A Central Vermont Ghost Story

by Tony Walton 

THE SHOWING

The call came in at 4:47 PM on a Tuesday in late October—that cursed hour when daylight starts its retreat and the world turns the color of old bruises.

"I need to see the Hutchins place," the voice said. Male. Flat. "Tonight."

I should have said no. Should have told him the power was out, that the access road was more mud than gravel, that showing a property in the gloaming was poor practice and worse optics. But I'd had a thin month, and the Hutchins farmhouse had been rotting on my listings for eighteen months like a tumor nobody wanted to cut out. The family had been "motivated sellers"—realtor-speak for desperate—and I'd been stupid enough to take it on.

So I said yes.

By the time I turned off Route 100 onto Gale Meadow Road, the rain was coming down in sheets that turned my windshield into a waterfall. The wipers couldn't keep pace. Nothing in Vermont keeps pace when October decides to remind you who's boss. My Subaru—because of course I drive a Subaru; we all do up here—fishtailed through the ruts, and I white-knuckled the wheel past the old Perkins sugarhouse, past the FOR SALE sign I'd planted myself last spring, its face already going gray with weathering.

The Hutchins place materialized from the rain like something reluctant to be seen.

1840s farmhouse. Post-and-beam construction. Original wide-pine floors. "Character" is what I wrote in the listing. "Needs TLC" is what I told the few brave souls who'd inquired. What I didn't write: that the place felt wrong the first time I'd walked it. That the rooms seemed to shrink when you turned your back. That the silence inside had a weight to it, like a held breath.

But you don't put that in MLS descriptions.

My client's car—a rental, I noted—was already in the dooryard, engine running, wipers still going. I killed my ignition and made the sprint to the sagging porch, rain hammering my shoulders, briefcase held overhead like a shield. The front door stood open.

"Hello?" I called, stepping into the mudroom. The smell hit me first—damp wood, mouse droppings, and something else. Something like old copper pennies left in a jar.

"In here." The voice came from deeper in the house.

I found him in what the listing optimistically called the "formal dining room"—a dim space with water-stained wallpaper peeling away in long strips, revealing older wallpaper beneath. And beneath that, probably older still. Layers and layers of past lives, like tree rings recording years nobody wanted to remember.

He was tall, wearing a Patagonia fleece and hiking boots caked with mud. Looking out the window at the tree line, where the evergreens stood black against the bruised sky.

"No power," I said, fumbling with my phone's flashlight. "Storm must have taken it out."

"It's been out longer than that," he said, still not turning. "Hutchins family had it disconnected before they moved. Said they couldn't afford to heat it anyway."

How did he know that?

"Well," I said, launching into my patter because patter is armor and I needed armor just then. "As you can see, she's got good bones. Needs updating, obviously, but the post-and-beam construction is solid, and these floors—original 1840s pine—you can't buy this character anymore—"

That's when I heard it.

Whispering.

Soft. Female. Coming from the kitchen.

I stopped mid-sentence, my flashlight beam freezing on a dark doorway.

"Did you hear—" I started.

"The woman," he said. "Yes. She's been here a while."

The temperature in the room dropped twenty degrees. I could see my breath now, ghosting in the beam of my phone.

"There's no one else here," I said, but my voice had gone small.

He turned then, and his eyes were sad in a way that made my stomach clench.

"There is, though. There's always been someone here. Haven't you felt it? Every time you've come to show this place?"

I had. God help me, I had.

The whispering came again, more urgent now. And beneath it—Jesus Christ beneath it—the sound of a child crying. Not the angry wail of a tantrum but the hopeless, hiccupping sob of someone who'd cried so long they'd forgotten why they started.

"We should go," I whispered.

"In a moment," he said. "First, you should know the history. The real history. Not the sanitized version you've been peddling."

I didn't want to know. Every instinct I possessed was screaming at me to run, to get back to my Subaru and my normal life of negotiations and septic inspections and earnest money deposits. But my feet wouldn't move.

"Winter of 1889," he said, and his voice had taken on the cadence of someone reciting from memory—or from experience. "Worst cold snap in fifty years. The family that lived here—John Hutchins, his wife Mary, their daughter Sarah, only eight years old—they got snowed in. Completely cut off. By February, John had stopped leaving the bedroom. By March, he'd stopped speaking. Cabin fever, they called it then. We'd call it something else now. Psychotic break. Seasonal affective disorder. Pick your diagnosis."

The whispering was louder now. My flashlight beam wobbled as my hand shook.

"Mary tried to keep things normal," he continued. "Made meals. Sang to Sarah. Told her daddy was just tired, just needed rest. But you can't reason with madness, can you? You can't negotiate with a mind that's come untethered."

In the kitchen, something scraped across the floor. Long. Deliberate.

"He used an axe," my client said, and I realized with dawning horror that he wasn't my client at all. "Did it while they slept, Mary in the bed, Sarah in her little room upstairs. Quick, he told himself. Merciful. Better than starving. Better than the cold. Then he went down to the root cellar and hanged himself from the beam."

The crying was everywhere now, in the walls, in the floorboards, in the very air itself.

"They found them in April. When the thaw came."

I finally managed to move, stumbling backward toward the door. But he held up a hand.

"You asked why I wanted to see this place at twilight. Because that's when they're strongest. That cursed hour between day and night, when the veil gets thin. Mary's still trying to comfort Sarah. Still whispering to her that everything will be alright, that daddy's just tired, just needs rest. She doesn't know she's dead. Or maybe she does, and she's been repeating those lies so long they've become the truth."

A door upstairs slammed shut. Then another. Then another, cascading through the house like a round of applause.

"What are you?" I managed.

He smiled then, and it was the saddest thing I'd ever seen.

"I'm John Hutchins, six generations down. And I came here to tell them—to tell her—that I'm sorry. That we're all sorry. That madness isn't a choice, and forgiveness might be impossible, but bearing witness isn't."

The whispering stopped.

The crying stopped.

In the sudden, absolute silence, I heard rain hammering the roof and my own heart trying to punch through my ribcage.

"You should go now," he said softly. "And take that listing down. This house doesn't want to be sold. It wants to be left alone with its grief."

I didn't need to be told twice. I ran—actually ran, like I was sixteen and not forty-three—through the mudroom, off the porch, into the rain that felt like baptism and absolution. My Subaru started on the first try, and I fishtailed back down Gale Meadow Road, my headlights cutting tunnels through the dark.

I never looked back. Didn't dare.

The next morning, I pulled the listing. Told the Hutchins family—the current ones, the living ones—that I couldn't market it anymore. They didn't argue. I think they knew.

The farmhouse still stands there, rotting a little more each season. Sometimes, when I drive past on Route 100 in that cursed hour between day and night, I swear I can see a light in the upstairs window. Just for a moment. Just long enough to remind me that some houses aren't meant to be sold.

They're meant to remember.

And in the gloaming of an October evening, when the rain comes down and the world turns the color of old bruises, they do.

Looking to Buy or Sell a Spooky or Haunter Home in Vermont?

If you're ready to find your own Vermont ghost story—or sell the one you’ve outgrown—Tony Walton is here to guide you.

Contact Tony Walton

📍 26 N Main Street Suite 2, Waterbury, Vermont 05676
📞 802-233-4107
📧 tonywalton@nelandmark.com
🌐 Learn More About Tony

Posted in Waterbury Real Estate
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Oct. 30, 2025

Discover Waterbury: Mountain Views, Craft Beer & Vermont Living at Its Best

 

By Patricia Sawyer

If you’ve spent any time in Central Vermont, you know there’s something special about Waterbury and Waterbury Center. It’s the kind of place where mountain views meet morning coffee, where locals wave as you walk your dog through town, and where world-class skiing is less than a half-hour away in three different directions. As someone who lives right here in Waterbury Center with my husband Ben — a true born-and-bred Vermonster — I can say firsthand that this little town punches far above its weight.

Whether you’re searching for your perfect Vermont getaway or thinking about selling your home to take the next step, Waterbury and Waterbury Center is a place that captures hearts and holds value.

The Perfect Vermont Location

Waterbury sits right in the sweet spot of Vermont — tucked between Burlington and Montpelier, and just a few minutes off I-89. In one direction, you’re less than 30 minutes from Burlington International Airport. Head the other way, and you can be skiing at Stowe Mountain Resort, Sugarbush, or Bolton Valley in no time.

Buyers love that balance — it’s a real village with year-round energy, but it’s also a true gateway to Vermont’s best recreation. For sellers, that’s gold. It means your property appeals to locals and out-of-staters alike — professionals, second-home seekers, and families who want accessibility without sacrificing that “tucked away in Vermont” feeling.

A Foodie Town with Real Character

If you’ve heard whispers that Waterbury has one of the best food scenes in the state, you heard right. This is home to Hen of the Wood, one of Vermont’s most celebrated farm-to-table restaurants. Around town, you’ll find everything from casual cafés to elevated dining. Salt & Rind, a quaint restaurant tucked away on a back street in the village, has quickly become a favorite for locals and visitors due to the exceptional fare and creative cocktails served by Britt Thompson and Luke Williams.

Waterbury’s craft beer culture thrives at places like Prohibition Pig and Blackback Pub, where locals and visitors mingle over small-batch brews. As the Boston Globe described, Waterbury is “the best little foodie town in New England,” and Frommer’s calls it “four miles of foodie bliss.” These accolades confirm what locals know: Waterbury’s lifestyle is defined by experience, taste, and authenticity.

Adventure in Every Direction

Outdoor lovers are spoiled here. Little River State Park and Waterbury Center State Park are right in our backyard for hiking, kayaking, and paddleboarding. In winter, enjoy cross-country skiing or night skiing at Bolton. Perry Hill offers a 10-mile mountain biking network with trails for all skill levels. Prefer a scenic ride? The Lamoille Valley Rail Trail is perfect for biking or strolling through Vermont’s countryside. And for anglers, the Winooski River is a hidden gem for fly fishing.

Real Estate Perspective: Lifestyle + Value

Waterbury offers much of what buyers seek in places like Stowe or Waitsfield — with better value. You’ll find everything from historic village homes to modern mountain retreats, all within easy reach of ski areas, restaurants, and parks.

With ongoing demand from out-of-state buyers, sellers here are uniquely positioned to benefit from Vermont’s growing appeal. Even with the challenges of past flooding events — including those in 2011, 2023, and 2024 — the Town of Waterbury has made strong strides in mitigation. Current efforts include:

  • New flood-mitigation planning and Natural Disaster Preparedness Committee (formed in 2024)
  • Corridor and floodplain studies to reduce future risk
  • Reconnection projects (such as in Duxbury) to help lower flood levels

It’s worth noting that flood zone properties are a small portion of the area. As mitigation continues, long-term property values should benefit.

Why I Love Representing Waterbury

When I help my clients buy or sell here, it doesn’t feel like “just business.” This is home. I know the trails, the shops, the restaurants, and yes — the local contractors who can help your vision become reality.

Thinking About Buying or Selling in Central Vermont?

If Waterbury or Waterbury Center is calling your name — whether you’re dreaming of your own piece of Vermont paradise or thinking about listing your home — I’d love to help you make it happen.

Learn more about buying in Vermont

See what your home is worth

Contact Trish Sawyer

REALTOR® | New England Landmark Realty LTD
📞 802-233-0554
✉️ trishsawyer@nelandmark.com
🌐 trishsawyerproperties.com
Visit Tony Walton’s Team

Posted in Community Insights
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