Find Your Vermont Dream Home

Advanced Search

 

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.

April 12, 2025

Will 2025 Housing Legislation Help or Hurt Vermont Property Owners?

By New England Landmark Realty | April 2025

With new bipartisan housing bills in Congress and local legislation like Vermont’s H.169 targeting immigration-based housing discrimination, many real estate owners are wondering: Will these measures help or hurt those who rent, buy, or sell property in Vermont?

Federal Housing Bills Could Ease Inventory Pressures

Nationwide legislation like the Neighborhood Homes Investment Act (NHIA) and Affordable Housing Credit Improvement Act aim to build affordable homes and improve financing mechanisms. For Vermont, this could mean more housing stock in rural areas, helping ease pressure on both buyers and property owners with rising equity but few comparable homes nearby.

Yet some owners worry about increased government influence or zoning reforms that could limit how properties are developed. For example, the Housing Supply Frameworks Act promotes HUD-backed zoning guidance — which, while boosting flexibility, could clash with traditional land-use values in towns like Stowe or Norwich.

H.169 and the Immigration Question: Equity or Risk?

At the state level, H.169 has generated intense debate. The bill would ban landlords from requiring Social Security numbers and add immigration status to Vermont’s fair housing protections. Proponents argue this levels the playing field for essential workers and immigrants who already power Vermont’s dairy and construction industries.

But Vermont landlords and bankers have raised concerns. Without Social Security verification, some say it’s harder to assess creditworthiness or secure mortgage-backed financing. Others fear unintended consequences, like federal scrutiny or increased liability — though housing advocates dispute these risks.

Impact on Landlords and Sellers

If passed, H.169 could reshape how landlords screen tenants. Larger property management groups may adapt easily using alternate screening tools. But smaller landlords — especially those managing single or duplex rentals — could face a steeper learning curve. Some may even exit the market, reducing rental supply.

On the selling side, real estate owners in areas welcoming new residents could benefit from expanded buyer demand — especially as federal incentives increase access to financing for underserved groups.

Will These Changes Help or Hurt Property Owners?

  • ✅ Help: Expanded tax credits may drive new development and long-term equity growth
  • ✅ Help: Federal supply-side policies could balance demand in tight markets like Chittenden and Washington Counties
  • ⚠️ Hurt: Some local landlords may face new compliance burdens under H.169
  • ⚠️ Hurt: Lending institutions may tighten mortgage availability for non-citizen buyers

Bottom Line: Most Vermont property owners could benefit from these bills — but only if they stay informed, work with qualified agents, and adapt to evolving tenant screening and zoning guidelines.

Have questions about how these housing bills could affect your next real estate decision? Connect with a Landmark Realty agent or explore our Ultimate Buyer’s Guide for up-to-date guidance.

About The Author

Meet Tony Walton, owner and principal broker at New England Landmark Realty, your expert guide to Vermont's real estate scene. Discover personalized market reports, connect with our superior team of local Agents and Brokers, and access valuable resources for buyers and sellers. Delve into Tony's bio and kickstart your real estate journey today with New England Landmark Realty. Find his team at NELandmark.com or call 802-253-4711 for personalized service and expert guidance.

Posted in National Real Estate Trends
no comments yet
April 10, 2025

The Complete Vermont Home Inspection Guide for Buyers

Updated September 28, 2026 by Tony Walton, Principal Broker, New England Landmark Realty

Quick Answer

A Vermont home inspection is a visual, non-invasive review of a home's structure and systems, done after your offer is accepted and before your inspection contingency ends. Vermont licenses property inspectors through the Office of Professional Regulation, so you can check an inspector's license before you hire. In Vermont, plan to add tests the standard inspection doesn't cover: radon, private well water, and the septic system.

Key Takeaways

Two-Sentence Summary

A general inspection covers the house itself, but many Vermont homes need separate tests for radon, well water, and septic. Book those tests at the same time as the inspection so all the results arrive before your contingency deadline.

If You Only Remember 3 Things

  1. Hire a Vermont-licensed property inspector and verify the license on the Office of Professional Regulation's lookup.
  2. Test for radon: the Vermont Department of Health says about 1 in 7 Vermont homes has elevated radon, and state law doesn't require a test when a home is sold.
  3. If the home has a private well, test the water: the Health Department says it's important to test when buying a property with a private water source.

Quick Facts

  • Licensing: Vermont property inspectors are licensed by the Office of Professional Regulation.
  • Radon action level: 4.0 pCi/L (Vermont Department of Health and EPA)
  • Well water: the Health Department's Homeowner Testing Package covers bacteria, common inorganic chemicals, and gross alpha radiation.
  • Typical inspection: a few hours on site, with a written report afterward

What a Vermont Home Inspection Covers

A general home inspection looks at the visible, accessible parts of the home, typically including:

  • Roof, gutters, and flashing
  • Foundation, basement, and signs of water getting in
  • Plumbing and water heater
  • Electrical service and panel
  • Heating system (boiler, furnace, or heat pump)
  • Insulation, ventilation, attic, and crawl spaces
  • Windows, doors, siding, and trim
  • Interior floors, walls, and ceilings
  • Decks, porches, and garages

In Vermont, ask your inspector to pay close attention to moisture: ice dams, snowmelt, and spring runoff are common causes of roof, basement, and foundation problems.

Tests a Standard Inspection Usually Doesn't Include

  • Radon in air: radon is a radioactive gas from the ground. The Vermont Department of Health says about 1 in 7 Vermont homes has elevated levels and recommends reducing radon at or above 4.0 pCi/L. Most mitigation systems can bring levels to 2.0 pCi/L or lower.
  • Private well water: the Health Department recommends testing for bacteria every year and running its Homeowner Testing Package, which covers inorganic chemicals such as arsenic, lead, manganese, and uranium plus gross alpha radiation, every five years. It specifically advises testing when you buy a property with a private water source.
  • Septic system: a septic contractor can locate, pump, and inspect the tank and look for signs of trouble in the leach field. Ask the seller for permits and pumping records.
  • Chimneys and woodstoves: a chimney sweep can inspect flues and liners, which matters in homes that heat with wood.
  • Pests: a separate wood-destroying insect inspection if the general inspector doesn't offer one.

Buying a lake camp or a rural home? Water supply, septic, and year-round readiness matter even more. See our Lake Champlain waterfront homes guide for a lake-specific checklist.

Need an inspector, septic service, or radon pro? Our Local Resources page lists central Vermont building inspectors, septic services, chimney services, and environmental services, including radon mitigation, plus attorneys, lenders, and other local professionals.

Find local inspectors and pros →

What Does a Home Inspection Cost in Vermont?

Costs vary with the home's size, age, and location, and with which add-on tests you order. Get quotes from two or three licensed inspectors and ask exactly what each quote includes. For well water, the Health Department lists its Homeowner Testing Package at about $159. Budget inspection costs alongside your other closing costs; see our Vermont closing costs guide.

Should You Attend the Inspection?

Yes, if you can. You'll see issues firsthand, ask questions while the inspector is on site, and learn where the shutoffs, panel, and filters are in your future home.

What Happens After the Inspection

Once you have the report, and before your inspection contingency deadline, you can:

  • Ask the seller to make specific repairs
  • Ask for a credit or a lower price
  • Accept the home as it is
  • Walk away if your contract's inspection contingency allows it

Most issues in an inspection report are routine maintenance. Focus your requests on safety, water, structure, and big-ticket systems.

Tips for a Smooth Inspection

  • Start with our Local Resources page for building inspectors, septic services, and radon mitigation, then verify the inspector's license on the Office of Professional Regulation's Find a Professional lookup.
  • Schedule radon, water, and septic tests right away; lab results can take several days.
  • Know your contract's inspection deadline and plan backward from it.
  • Take notes and photos, and ask the inspector to point out anything urgent.

Frequently Asked Questions

Are home inspectors licensed in Vermont?

Yes. Vermont property inspectors are licensed by the Office of Professional Regulation, and you can look up a license on the office's Find a Professional page.

Is a radon test required when buying a home in Vermont?

No. The Vermont Department of Health says state law does not require a radon test in a real estate transaction, but it recommends testing, since about 1 in 7 Vermont homes has elevated radon.

Should I test the well water when buying a home?

Yes. The Vermont Department of Health says it's important to test your water when buying a property with a private water source. Its Homeowner Testing Package covers bacteria, common inorganic chemicals, and gross alpha radiation.

Does a home inspection include the septic system?

Usually not. Hire a septic contractor to locate, pump, and inspect the system, and ask the seller for permits and pumping records.

What radon level is too high?

The Vermont Department of Health and EPA recommend reducing radon if a test shows 4.0 pCi/L or higher. Most mitigation systems can bring levels to 2.0 pCi/L or lower.

Can I back out after the inspection?

If your purchase contract includes an inspection contingency and you act before its deadline, you can typically ask for repairs or credits, renegotiate, or withdraw. Review the terms with your agent.

What to Do Next

Call our office at 802-253-4711, reach Tony Walton directly at 802-233-4107, or contact us.

Want Vermont market updates and homeowner tips in your inbox? Sign up for Tony's newsletter. You can unsubscribe at any time.

Sources

Posted in Home Buying Tips
no comments yet
April 9, 2025

Balancing Development and Forest Conservation in Vermont | Shola Abraham, Vermont Realtor

By Shola Abraham

Balancing Development and Forest Conservation in Vermont

Growing up, I had the privilege of being deeply involved in conservation work. I was on the conservation club committee and spent a lot of my time volunteering in forest management. Those early experiences shaped my understanding of the importance of preserving the natural world around us. Recently, I’ve discovered the work of the Montpelier Tree Board, and I’m genuinely excited about their efforts to protect and enhance the tree canopy in our community.

I was drawn to Vermont because of its breathtaking forests, and they’ve truly become a part of who I am. As a realtor with a love for this land, I often think about how we can balance growth with preservation. Our forests are at the heart of Vermont, and I believe it’s up to all of us to help protect them. Here’s why they matter and how we can work together to preserve Vermont’s natural beauty.

Vermont’s Lush Forests: The Heart of Our State

Vermont is often called the “Green Mountain State,” and it’s easy to see why. Over 70% of our state is covered in forests, and these forests are critical for many reasons. They help maintain biodiversity, stabilize our climate, and provide a home for countless species of plants and animals. They also play an important role in combating climate change, acting as carbon sinks by absorbing and storing carbon dioxide.

But Vermont’s forests offer more than just environmental benefits. They are part of the soul of our state, giving us space to connect with nature, whether we’re hiking, cross-country skiing, or simply enjoying the quiet beauty of the woods. These forests also support our local economy, providing timber, maple syrup, and other forest-based products. Simply put, they’re woven into the fabric of who we are as Vermonters.

Real Estate Development and Forest Conservation: Finding Balance

As our state grows, the need for development can sometimes feel at odds with the desire to protect our natural landscapes. But it doesn’t have to be that way. Through responsible land management, we can find ways to develop land while still preserving the forests that are so vital to our state.

Sustainable land management practices, like cluster development, allow homes or buildings to be grouped, leaving larger portions of land undisturbed. This approach helps protect the surrounding natural environment while still making space for new development. It’s about being thoughtful and intentional with the land we use, ensuring that we leave room for nature to thrive.

Another tool that can help protect Vermont’s forests is the use of conservation easements. These legal agreements place restrictions on how land can be used, typically limiting development and preserving the land’s natural features. Conservation easements are an excellent way for landowners to protect their property while still maintaining ownership, ensuring that forests remain intact for generations to come.

How Landowners and Buyers Can Get Involved in Forest Conservation

If you’re a landowner who values Vermont’s forests, there are plenty of ways to help preserve them. The Vermont Land Trust and The Nature Conservancy work tirelessly to protect Vermont’s natural landscapes. They offer landowners a chance to put their land under conservation easement or even sell or donate it for preservation.

For those interested in buying property, there are also opportunities to purchase land that is already conserved or earmarked for sustainable development. Whether you’re looking for a small, forested retreat or a piece of land to build your dream home, there are beautiful properties out there that allow you to live in harmony with nature.

The Realtor’s Role in Forest Preservation

As a realtor, it’s my privilege to help people find properties that match their values and dreams. Whether you're looking for a home nestled among the trees or a parcel of land to protect and manage, I can guide you through the process and connect you with the right resources. There’s a growing interest in sustainable, forested properties, and I’m excited to help those who want to be a part of preserving Vermont’s natural beauty.

Protecting Vermont’s Legacy

Vermont’s forests are more than just a backdrop to our lives; they are a vital part of our ecosystem, economy, and sense of identity. As we move forward, it’s up to all of us to ensure that we protect these green spaces for future generations. Whether you're a landowner looking to conserve your property or a buyer searching for a sustainable home, there are ways to be part of the solution.

If you’re interested in learning more about how you can be involved in forest conservation or about properties that align with these values, don’t hesitate to reach out.

Ready to take the next step? Connect with Shola Abraham, your local Vermont realtor who’s passionate about sustainable living and forest preservation. Download our Ultimate Vermont Buyer’s Guide to begin your journey today with New England Landmark Realty LTD!

Posted in Vermont Real Estate Trends
no comments yet
April 9, 2025

How Tariffs & Market Turmoil Are Affecting Vermont Mortgage Rates in 2025

 

By New England Landmark Realty LTD

The start of 2025 has ushered in economic uncertainty driven by a new wave of tariffs and geopolitical instability. For Vermont homebuyers and sellers, these global dynamics are playing out in a very local way—through changes in mortgage rates, housing demand, and market confidence. If you're navigating the real estate market in Vermont this year, understanding these connections is key to making informed decisions.

Understanding the Tariff Situation in 2025

In early 2025, the U.S. imposed increased tariffs on several imported goods, particularly materials like steel, lumber, and semiconductors. In response, key trading partners introduced retaliatory tariffs. This has led to:

  • Increased costs for homebuilding materials, affecting new construction across Vermont.
  • Volatility in consumer goods pricing, raising overall inflation.
  • Investor uncertainty impacting long-term bond yields, which are closely tied to mortgage rates.

While Vermont is somewhat buffered due to its smaller population and unique housing stock, the ripple effects are still being felt—especially in the form of elevated borrowing costs and construction delays.

Mortgage Rates: Rising, Falling, or Stabilizing?

Mortgage rates in Vermont climbed sharply in Q4 2024, reaching highs near 7.25% for a 30-year fixed loan. However, amid market volatility and fears of recession, bond yields began falling in early 2025. As of this writing, Vermont mortgage rates are hovering around 6.6%–6.9%, depending on the lender and loan product.

This slight decrease is offering a moment of opportunity for buyers—but how long it lasts is uncertain. According to Landmark Realty’s local market reports, buyers are returning cautiously, while sellers are reevaluating pricing strategies in response to shifting affordability.

What This Means for Vermont Buyers

Here’s how homebuyers in Vermont can interpret the current environment:

  • Affordability is tighter due to elevated rates and higher home prices across counties like Chittenden, Washington, and Windsor.
  • Lock in rates sooner if you’re shopping now—today’s rates are historically average, and waiting could cost you more if inflation persists.
  • Explore first-time buyer programs available through Vermont Housing Finance Agency (VHFA) and local credit unions.

Browse active listings across Vermont using our MLS search tool to get a feel for what’s available within your budget.

What Vermont Sellers Need to Know

For homeowners considering selling in 2025, the tariff and rate environment brings both challenges and opportunities:

  • Fewer buyers may qualify for your home at today’s interest rates, making competitive pricing more critical than ever.
  • Low inventory still supports seller leverage—but only for well-maintained, realistically priced homes.
  • Strategic upgrades (especially energy-efficient improvements) may enhance appeal and offset affordability concerns.

Want to see what your home could sell for? Try our free, instant home valuation tool or connect with a local expert from our Landmark Realty agent directory.

How Vermont’s Local Economy Factors In

Vermont’s economy—anchored by small businesses, agriculture, and tourism—remains relatively stable compared to urban regions. This local resilience, combined with consistent demand from out-of-state buyers seeking rural retreats, is helping to soften the blow of broader economic turbulence.

Areas like Burlington, Montpelier, and Brattleboro are still seeing healthy real estate activity, though with more careful buyer scrutiny. Landmark Realty agents are seeing an uptick in interest from remote workers and second-home seekers, especially in ski towns like Stowe and Killington.

Latest Vermont Real Estate Listings

How to Move Forward with Confidence

Whether you’re buying or selling, navigating Vermont’s real estate market in 2025 means staying on top of economic shifts and aligning your strategy with current mortgage conditions. Landmark Realty is here to guide you with hyper-local insight, updated data, and professional support at every step.

Next Steps:

Need help interpreting the latest mortgage trends? Reach out to a Landmark Realty agent today—we're here to help you make smart, confident real estate decisions in 2025.

Posted in National Real Estate Trends, Vermont Real Estate Trends
no comments yet
April 3, 2025

Navigating the Real Estate Market: Balancing Opportunity and Reality

 

Navigating the Real Estate Market: Balancing Opportunity and Reality

Buying or selling a home can be exhilarating—and overwhelming. It's a journey filled with potential and complex decisions. At New England Landmark Realty, we help clients uncover genuine opportunities, sidestep pitfalls, and align their decisions with both current needs and future goals.

Reading Between the Lines: What's Too Good to Be True?

In real estate, if a deal seems too good to be true, it probably is. Homes priced well below market value often hide issues—structural damage, legal entanglements, or unfavorable locations.

Market Snapshot (February 2025): Median home price across 14 Vermont counties hit $399,250 (up 15.1% YoY), while active listings jumped 22.7%. More options can be exciting, but beware of the bait. Underpriced homes often carry hidden costs.

🚩 Red Flags to Watch For:

  • Unusually Low Prices: Compare to similar properties. Investigate anomalies.
  • Pressure to Close Quickly: Quality deals allow time for due diligence.
  • Missing Information: Incomplete disclosures or vague property details should raise alarms.

A competitive market isn’t a reason to rush. Always verify deals before committing.

Identifying Real Opportunities

True opportunities come from understanding the market. Look for signs of growth: new developments, infrastructure upgrades, and expanding amenities. These areas tend to appreciate more rapidly.

Pro tip: Properties near transit hubs or new infrastructure can appreciate up to 167%. That’s not just a deal—it’s a strategy.

How to Spot Smart Investments:

  • Track local market trends and upcoming developments.
  • Prioritize location: proximity to schools, outdoor recreation, and town centers matter.
  • Look for properties with upgrade potential. Cosmetic fixes can translate into long-term value.

Short-Term Fix vs. Long-Term Equity

Are you buying a home for now—or for the next 20 years? Your answer defines your strategy. A short-term fix is about comfort and affordability. Long-term equity is about investing in future growth.

Data speaks: Vermont home prices rose 51.8% from 2020 to 2023. Homeowners who played the long game reaped serious equity gains.

Factor Short-Term Focus Long-Term Focus
Needs Immediate housing Equity growth
Budget Affordability Investment potential
Strategy Quick move-in Appreciation over time

Prioritizing What Matters Today

Your dream home should match your financial reality. Set your expectations based on a solid budget and long-term thinking—not wishful numbers.

Start with These Steps:

  • Know your numbers: Get pre-approved and establish your price ceiling.
  • Define your priorities: List must-haves vs. nice-to-haves.
  • Plan for change: Will your family or career evolve in 3-5 years?

Conclusion: Opportunity Awaits—If You’re Ready

The real estate market rewards the prepared. With the right strategy, patience, and insight, you can navigate today’s challenges and make a decision that pays off for years to come.

Let’s talk strategy. Whether you're buying or selling, New England Landmark Realty is here to help you turn uncertainty into opportunity.

📞 Contact us today to schedule your personalized consultation.

Posted in Home Buying Tips
no comments yet
April 2, 2025

How to Make a Winning Offer in Vermont’s Competitive Real Estate Market (2025)

 

In today’s fast-moving Vermont housing market, especially in high-demand areas like Burlington, Montpelier, and Stowe, homes often receive multiple offers within days—or even hours. If you’re a Vermont homebuyer looking to stand out, you need more than just enthusiasm—you need strategy. This guide will help you make a strong, competitive offer and improve your odds of landing your dream home in 2025.

1. Get Pre-Approved for a Mortgage

Before you begin house hunting, get pre-approved—not just prequalified. A mortgage pre-approval letter from a trusted lender signals to sellers that you’re financially capable and ready to move quickly. In a competitive market, sellers often won’t even consider offers without proof of pre-approval.

2. Understand Local Vermont Market Trends

Each Vermont town has its own market rhythm. Homes in Waterbury might move more slowly than those in Williston or Essex. Partner with a local agent who can guide you on typical sale prices, time on market, and whether homes are receiving multiple bids. The more you know, the better your offer strategy will be.

3. Make a Strong, Clean Offer

If a home is priced right, consider offering full asking—or slightly over—especially if other buyers are circling. A clean offer (without excessive contingencies or requests) is more attractive to sellers. Your agent can run a comparative market analysis (CMA) to help you make a smart and competitive bid.

4. Limit Contingencies Where Appropriate

Contingencies are designed to protect buyers, but too many can turn off sellers. Work closely with your agent to decide which contingencies are essential (such as a home inspection) and which can be reduced or removed to make your offer stronger. Never waive a contingency you’re uncomfortable with—just weigh each one strategically.

5. Boost Your Earnest Money Deposit

A higher earnest money deposit shows the seller you’re serious. In Vermont, typical earnest money ranges from 1%–3% of the purchase price. By offering a larger deposit, you signal commitment without increasing your purchase price outright.

6. Consider an Escalation Clause

In multiple-offer scenarios, an escalation clause can keep you competitive. This clause states you’re willing to increase your offer by a set amount over any competing offer, up to a specific limit. It shows flexibility while still protecting your budget. Be sure to work with your agent and attorney to draft this properly.

7. Be Flexible with Closing Terms

If a seller needs a quick closing or extra time to move, meeting their preferred timeline can make your offer more appealing. Flexibility is especially helpful when you’re competing with similar offers.

8. Write a Personal Letter (When Appropriate)

Sometimes, a heartfelt letter can help connect with a seller—especially in Vermont, where many homes have deep personal or family history. Share what you love about the home, your story, and how you plan to care for the property. Avoid mentioning any protected class characteristics, and keep the letter genuine and respectful.

9. Work With a Local Real Estate Expert

Choosing a knowledgeable local agent is key to writing a winning offer. They’ll help you understand seller expectations, present a clean and compelling offer, and navigate everything from escalation clauses to post-inspection negotiations. Vermont’s real estate market is tight—local expertise gives you an edge.

Final Thoughts

Making a winning offer isn’t just about offering the highest price—it’s about showing the seller that you’re serious, flexible, and ready to close. With smart strategies and expert guidance, you can stand out—even in a crowded field.

Looking for guidance? Our experienced team at Landmark Realty helps Vermont homebuyers succeed every day. Visit our Vermont Buyer’s Guide or connect with one of our local agents to get started today.

Posted in Home Buying Tips
no comments yet
April 2, 2025

The State's "Affordable Housing" Plan Isn't Working—Here's What Would

 

By Tony Walton

We've exposed Vermont's contradictions on housing, broken down the zoning problem, and tackled gentrification. Now, it's time to call out Vermont's failing affordable housing strategy and propose real solutions.

This article will challenge state policies, expose where the money is going, and propose smarter, faster, and more effective housing strategies.

📝 The State's "Affordable Housing" Plan Isn't Working—Here's What Would

1. The Harsh Truth About Vermont's Affordable Housing Plan

📌 Hook:

Vermont has spent hundreds of millions of dollars on "affordable housing" in the last decade. Yet, home prices and rents have never been higher.

📌 The contradiction:

  • The state funds "affordable housing" projects, but they take years to build and cost way too much.
  • Most state-backed "affordable" units aren't actually affordable for the average working Vermonter.
  • Meanwhile, Vermont's housing shortage continues growing, worsening the problem.

📌 The reality check:

If Vermont's current strategy worked, housing would get cheaper, not more expensive.

So where is all the money going? And why aren't we seeing results?

2. Where Vermont's Affordable Housing Strategy Is Failing

📍 The Cost Per Unit Is Outrageous

  • Vermont's government-subsidized affordable housing projects cost more per unit than luxury condos.
  • Example: A 20-unit state-backed development in Burlington costs over $500,000 per unit—for "affordable" apartments!

📍 Example: Burlington’s $500K+ Per Unit "Affordable" Housing

  • A recent state-funded housing project in Burlington cost $15 million for just 28 apartments, an average of $535,000 per unit.
  • With that budget, developers could have built twice as many homes.

💡 The Reality:

  • At $500K per unit, we will NEVER build enough affordable housing to meet demand.
  • The state's model is too slow, bureaucratic, and expensive.

📍 Most "Affordable" Housing Isn't Affordable At All

  • Many state-backed apartments require incomes of $60K+ to qualify.
  • Meanwhile, the median household income in Vermont is just $75K—meaning many middle-class families don't qualify for assistance but can't afford market-rate homes either.

📍 Example: Middle-Income Families Are Stuck

  • A family making $70,000 per year doesn't qualify for subsidies but can't afford a $2,500/month rent either.
  • This "missing middle" is being completely ignored by Vermont's housing policies.

💡 The Reality:

  • Vermont's affordable housing plan focuses on the lowest-income households but ignores middle-income workers who are also being priced out.

📍 The Timeline Is Too Slow

  • Government-backed housing takes 5+ years to build because of excessive regulations.
  • Meanwhile, private developers could build the same units in half the time if regulations were streamlined.

📍 Example: Barre & Montpelier's Post-Flood Housing Crisis

  • After the 2023 floods, many residents were left homeless.
  • The state's response? A bureaucratic mess, delays, and funding gaps.
  • Instead of fast-tracking new housing, projects got bogged down in red tape.

💡 The Reality:

  • If we don't speed up construction, Vermont's housing crisis will get worse before it gets better.

3. What Would Actually Work? (Smarter, Faster, Cheaper Solutions)

📌 Vermont's current model is broken. We need to stop throwing money at overpriced projects and start using smarter, proven strategies that actually work.

Here's what we should do instead:

✅ 1. Use Modular & Prefab Housing to Cut Costs & Speed Up Construction

  • Vermont should invest in modular housing factories to mass-produce affordable homes.
  • Prefab homes cost 30-50% less than traditional construction and can be built in months, not years.

✅ 2. Fast-Track Affordable Housing Approvals

  • Right now, it takes years to approve affordable housing projects.
  • We need automatic approvals for projects under 50 units and pre-approved building templates to speed up the process.

✅ 3. Allow Private Developers to Build More Workforce Housing

  • Instead of relying only on state-subsidized housing, Vermont should incentivize private developers to build affordable units without excessive red tape.
  • Example: Tax credits for builders who create housing under a certain price cap.

✅ 4. Build in the Right Places—Village Centers & Opportunity Zones

  • Stop pushing sprawl. Vermont should focus development near infrastructure—not in the middle of nowhere.
  • Upgrade water, sewer, and transit in town centers to make development faster and cheaper.

✅ 5. Expand "Missing Middle" Housing for Working Vermonters

  • The state should stop focusing only on low-income households and start funding duplexes, triplexes, and townhomes that middle-income workers can actually afford.

4. 🚀 Take Action: How You Can Help Fix Vermont's Housing Strategy

📢 1. Demand Smarter Spending from State Lawmakers

  • Tell your representatives that Vermont needs faster, more cost-effective housing solutions.

📝 2. Support Local Zoning Reform to Allow More Housing

  • Push for zoning changes that make building workforce housing in village centers easier.

📬 3. Encourage Modular & Prefab Housing Investments

  • Vermont should fund modular housing factories to reduce costs and speed up construction.

📣 4. Share This Article & Start the Conversation

  • The more people understand the real issue, the harder it becomes for lawmakers to ignore it.

🖊 About the Author

Tony Walton is a Vermont-based real estate professional with deep roots in the community and a passion for keeping the state livable for future generations. Whether you're buying, selling, or want to talk about Vermont's housing future, reach out at tonywalton@nelandmark.com.

🚨 Vermont doesn't need more overpriced "affordable" housing—we need smarter, faster, and cheaper solutions. If we don't change course, our housing crisis will only get worse.

Next Week: Can Vermont Grow Without Losing Its Soul?

Posted in Vermont Housing Crisis, Vermont Real Estate Trends
no comments yet
March 31, 2025

Understanding HOA Fees in Vermont and Their Impact on Closing Costs (2025)

 

Homeowners Association (HOA) fees are a common part of Vermont homeownership—especially in condos, planned communities, and ski resort areas. While these monthly or quarterly dues help maintain community amenities and shared infrastructure, they can also influence what you pay upfront at closing. In this article, we break down how HOA fees work in Vermont and how they affect your total cost to buy.

What Are HOA Fees and Why Do They Exist?

HOA fees are recurring payments collected by a homeowners association to cover the costs of maintaining shared spaces. In Vermont, this could include snow removal, landscaping, community wells, septic systems, or even ski shuttle services in resort areas like Stowe or Killington.

HOAs help preserve property values and ensure a consistent appearance for the neighborhood—but they also come with costs that need to be considered during your home search and budget planning.

How Much Are HOA Fees in Vermont?

HOA fees in Vermont can vary widely depending on the property type, location, and included amenities. For example:

  • Condos in Burlington or Montpelier may charge $200–$400/month
  • Townhomes or planned communities in Williston or Essex may range $75–$200/month
  • Luxury ski-in/ski-out homes in places like Stratton may exceed $500/month

Always ask for a breakdown of what’s covered in the HOA fee—it could include heating, trash removal, water, or master insurance policies, which would otherwise be your separate responsibility.

How HOA Fees Affect Closing Costs in Vermont

While HOA dues are typically ongoing monthly costs, some fees must be prepaid or prorated at closing:

  • Prorated dues: If the seller has prepaid for the month, you’ll reimburse them for the portion covering your ownership
  • Initial capital contribution: Some HOAs require a one-time buy-in fee, often equal to 1–2 months of dues
  • Transfer fees: The HOA may charge a transfer fee (typically $100–$500) to set up your account as the new owner

These costs are typically itemized on your Closing Disclosure under “HOA dues” or “Association Fees.” Your real estate agent and lender can help estimate these during the offer phase so you’re not caught off guard at the closing table.

Do All Vermont Properties Have HOAs?

No. Many homes throughout rural Vermont—including single-family properties in Lamoille, Caledonia, and Orleans counties—do not have any HOA. However, they also lack the shared services HOAs provide. If you're considering a property without an HOA, it’s important to understand what services you’ll be managing independently, such as road maintenance or shared wells.

Questions to Ask About HOA Fees Before You Buy

  • What do the dues cover? Are utilities or maintenance included?
  • Is there a reserve fund for major repairs?
  • Have there been recent or upcoming special assessments?
  • Are pets, rentals, or home modifications restricted by HOA rules?

These questions can help you avoid future surprises and ensure the HOA is financially sound and well-managed.

Final Thoughts: Budgeting for the Full Picture

When calculating your total cost of buying a home in Vermont, don’t forget to include any HOA-related closing costs and monthly dues. These fees impact your affordability and may affect your mortgage qualification.

Need expert guidance? Our team at Landmark Realty is happy to help you evaluate properties with or without HOAs and explain how fees may impact your closing costs. Explore our Vermont Home Buying Guide or reach out for personalized support.

Posted in Home Buying Tips
no comments yet
March 26, 2025

The Truth About Gentrification: Who Wins, Who Loses, and What We Can Do About It

 

By Tony Walton

We've exposed Vermont's contradictions on housing and broken down the zoning problem. Now, it's time to tackle one of the most emotionally charged topics in real estate—Gentrification.

Let's cut through the noise and reframe the conversation: Gentrification isn't just about outsiders moving in—it's also about Vermont's failure to build enough housing for its own people.

📝 The Truth About Gentrification in Vermont

1.The Two Sides of Gentrification

 

Gentrification is one of the most divisive words in housing. Some see it as revitalization, others as displacement. But here's the truth: it cuts both ways.

📌 The contradiction:

Vermonters complain about rising costs and losing local character, but they also block the very housing projects that would slow Gentrification.

📌 The reality check:

  • Housing shortages fuel gentrification. If we built enough homes, wealthier buyers wouldn't have to outbid locals for the few available properties.
  • Local cashing out is part of the process. Many longtime Vermonters are selling to out-of-state buyers because they can get top dollar.
  • Gentrification isn't just a Burlington or Stowe problem anymore. It's happening in Barre, Montpelier, and even rural towns—because there's nowhere else to go.

So what's really happening—and what can we do about it?

2. Gentrification in Vermont: What's Driving It?

📍 Wealthy Buyers Are Flocking to Vermont—Because We Made It Exclusive

  • Out-of-state buyers from Boston, New York, and California consider Vermont a refuge from high prices elsewhere.
  • With a limited housing supply, these wealthier buyers outbid local Vermonters—driving prices higher.
  • These aren't just second-home buyers anymore—remote workers, investors, and high-income transplants.

📍 Example: The Stowe Effect

  • Stowe home prices have skyrocketed 50%+ in the last five years.
  • Local workers cannot afford homes—and many commute long distances to work there.
  • The town blocked affordable housing projects, ensuring that Gentrification continues.

Locals Are Cashing Out—And That's Part of the Story

  • Longtime Vermonters are selling their homes for record prices and moving to cheaper states.
  • In towns like Middlebury, Montpelier, and Barre, older homeowners are taking advantage of high demand—and who can blame them?
  • The problem is that no housing is being built to replace what's being sold, meaning younger Vermonters are stuck renting or leaving.

📍 Example: The Barre Exodus

  • After the 2023 floods, many Barre homeowners sold their properties instead of rebuilding.
  • Investors snapped up cheap homes, renovated them, and resold them at a premium—pricing out locals.
  • Without new construction, every home that gets flipped just makes the problem worse.

 

Short-Term Rentals & Airbnb Are Squeezing the Market

  • Vermont now has thousands of homes converted into short-term rentals.
  • In places like Burlington, Killington, and Woodstock, investors are turning family homes into Airbnbs, removing them from the housing stock.
  • The result? Fewer homes for locals, higher prices, and deeper Gentrification.

📍 Example: Woodstock's Airbnb Takeover

  • Even with short-term regulation, nearly 1 in 5 homes in Woodstock are now short-term rentals.
  • Year-round rentals are nearly impossible to find, and prices have doubled since 2020.
  • If a town doesn't control short-term rentals, Gentrification happens even faster.

3. How Do We Slow Down Gentrification? (Hint: Build More Housing!)

📌 Gentrification is a symptom of scarcity. If Vermont had enough housing, wealthier buyers wouldn't have to compete with locals for the same limited supply.

Blocking new housing only accelerates Gentrification. Wealthy buyers bid up the few existing homes when a town refuses to allow apartments, duplexes, and smaller homes.

Here's what actually works:

✅ Legalize More Housing in High-Demand Areas

  • Allow multi-family housing in town centers to increase supply.
  • Reduce minimum lot sizes so smaller, more affordable homes can be built.

✅ Limit Short-Term Rentals in Housing-Strained Towns

  • Require local ownership for Airbnb rentals so investors don't dominate the market.
  • Cap the percentage of homes that can be used as short-term rentals in high-demand areas.

✅ Encourage Homeownership for Vermonters

  • Tax second homes at a higher rate to discourage speculation.
  • Offer down payment assistance for local first-time buyers.

✅ Invest in Workforce Housing—Before It's Too Late

  • Fast-track approvals for workforce housing developments in towns like Stowe, Killington, and Montpelier.
  • Expand state incentives for builders who create affordable homes.

4. 🚀 Take Action: How You Can Help Slow Gentrification in Vermont

📢 1. Speak Up for Housing at Town Meetings

  • Most Gentrification is made worse by restrictive zoning laws. If you don't want your town to become a second-home market, support policies that allow more housing.

📝 2. Push for Local Short-Term Rental Rules

  • Towns like Burlington, Stowe, and Woodstock need stronger Airbnb regulations. Push for limits on investor-owned short-term rentals.

📬 3. Support First-Time Homebuyer Programs

  • Vermont needs more programs that help locals buy homes before investors scoop them up.

📣 4. Share This Article & Start the Conversation

  • Gentrification isn't inevitable—but ignoring the problem will make it worse. Share this with someone who cares about Vermont's future.

🖊 About the Author

Tony Walton is a Vermont-based real estate professional with deep roots in the community and a passion for keeping the state livable for future generations. Whether you're buying, selling, or want to talk about Vermont's housing future, reach out at tonywalton@nelandmark.com.

🚨 "If we don't build more housing, Gentrification will only accelerate—turning Vermont into a playground exclusively for the rich."

Next Week: The State's "Affordable Housing" Plan Isn't Working—Here's What Would.

Posted in Vermont Housing Crisis, Vermont Real Estate Trends
no comments yet
March 25, 2025

Vermont’s Housing Market Is Failing Older Adults—Here’s Why

 

By Tony Walton | NELandmark.com

March 18, 2025

Vermont, known for its stunning landscapes and tight-knit communities, is becoming an increasingly difficult place for older adults to afford. A recent report from the Urban Institute highlights a national crisis that is hitting Vermont’s senior population especially hard: a housing market that is both unaffordable and increasingly inaccessible.

The Senior Housing Squeeze in Vermont

Vermont’s population is aging faster than the national average. Nearly 20% of the state’s residents are over 65, and this number is projected to rise significantly in the coming years. The problem? The state’s housing market isn’t keeping up. Fixed incomes and rising housing costs are a dangerous combination.

According to the report, nationally, the number of severely cost-burdened senior households—those spending more than half their income on housing—has doubled in the last 20 years, growing from 5.2 million to nearly 11.7 million. Vermont mirrors this trend, and the state's rural nature makes matters even worse.

What’s Driving the Crisis?

1. Skyrocketing Property Taxes

Vermont already has one of the highest property tax rates in the country. With local budgets increasingly relying on property taxes, many seniors who own their homes are finding it harder to keep up with payments.

2. Limited Housing Supply

Vermont’s tight housing inventory isn’t just a problem for first-time homebuyers—it’s squeezing seniors out, too. Many older residents want to downsize but can’t find smaller, affordable homes in their communities.

3. Rising Maintenance & Utility Costs

Heating bills in Vermont are no joke. With cold winters and rising fuel prices, many older homeowners are struggling to afford necessary home upkeep, leading to deteriorating housing conditions.

4. Lack of Accessible Housing

A large percentage of Vermont’s housing stock was built decades ago, meaning accessibility features like single-floor living, widened doorways, and no-step entries are rare. Retrofitting a home for aging in place can be prohibitively expensive.

5. Senior Rental Market Challenges

For seniors who don’t own, the rental market is even worse. Vermont has one of the lowest rental vacancy rates in the country, driving up costs and making affordable rental options scarce.

What Can Be Done?

Vermont needs targeted solutions to help its older population stay in their communities. The Urban Institute suggests several nationwide strategies that Vermont could apply:

  • Property Tax Deferral Programs – Expanding property tax relief programs for seniors could help long-time residents stay in their homes.
  • More Subsidized Housing – Vermont already has some affordable housing initiatives, but demand far exceeds supply. Increased state and federal funding could help.
  • Medicaid Housing Assistance – Some states use Medicaid waivers to help low-income seniors cover housing costs. Vermont could expand this effort.
  • Senior-Friendly Development Incentives – Developers need encouragement to build accessible, age-friendly housing, whether through tax credits or streamlined permitting.

The Bottom Line

Vermont prides itself on community and quality of life, but if the state doesn’t address these housing challenges, many seniors may be forced to leave or live in substandard conditions. Tony Walton, a Vermont real estate expert, sees this firsthand.

“Seniors want to stay in the communities they’ve lived in for decades, but the market isn’t working for them. We need real solutions, fast.”

If you’re a Vermont homeowner looking to downsize or plan for the future, Tony Walton and his team at NELandmark.com can help you navigate this challenging market. Call 802-253-4711 for expert advice.

© 2025 VTMove.com | All Rights Reserved

Posted in Vermont Real Estate Trends
no comments yet
Vermont Home Valuation

Find Out What Your Home is Worth

Thinking about selling? Get an instant market analysis of your Vermont home today.

What Are Homes Selling For in Your Town?

Build a free Vermont market report: recent sales, prices, and days on market for any town and price range.

Create a free Vermont market report
Get My Free Market Report Estimate your payment and closing costs Or get Vermont market updates by email

Explore Topics