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.
By Tony Walton, Principal Broker. Updated October 2026.
If someone you love has died and left a house in Vermont, you don't have to figure it all out this week. Protect the house, call a probate attorney, and let the process unfold in order. In most cases the house can't be sold until the probate court appoints someone to handle the estate, and an attorney is the best person to guide you through that.
View MoreWaterbury and Duxbury are three markets, not one. In 2026, single-family homes in Waterbury village (05676) sold at a median of $475,000 in 39 days, homes in Waterbury Center (05677) sold at a median of $804,250 in 5.5 days, and homes in Duxbury sold at a median of $465,000 in 8 days. Buyers on a budget should look at Duxbury and the village; sellers in Waterbury Center and Duxbury hold the stronger hand.
Waterbury Center sells fast and near full price at nearly double the village median, while Duxbury offers village-level prices with Waterbury Center speed. The village is the only one of the three where buyers have room to negotiate: homes there sold at an average of 92.5% of list.
These figures come from our own PrimeMLS searches of single-family homes sold January 1 to September 27, 2026, with each median calculated from the individual sales. Small towns produce small samples, so read Duxbury's 11 sales as a strong signal, not a precise price.
| Market | Homes sold | Median price | Price range | Median days on market | Sale price vs list |
|---|---|---|---|---|---|
| Waterbury village (05676) | 21 | $475,000 | $255,000 to $1,175,000 | 39 | 92.5% average; 3 of 21 at or above list |
| Waterbury Center (05677) | 16 | $804,250 | $470,000 to $2,250,000 | 5.5 | 99.4% average; 8 of 16 at or above list |
| Duxbury | 11 | $465,000 | $277,500 to $725,000 | 8 | 100% median; 6 of 11 at or above list |
The old version of this guide described one market from $524,000 to $1.49 million with an 86-day average sale. That market no longer exists. Today the village and Waterbury Center medians are $329,250 apart.
The village is where buyers have leverage. Homes sold at an average of 92.5% of list, only 3 of 21 sold at or above list, and the median home took 39 days. That is a market where an overpriced listing sits and a buyer with a clean offer can ask for a better number.
Flood risk is part of the village picture. The Winooski River flooded parts of Waterbury in 2011 and again in July 2023. Vermont law now requires sellers to give buyers the FEMA flood map for the property, disclose whether it flooded or had flood damage while they owned it, and say whether they carry or are required to carry flood insurance. Read that disclosure before you write an offer, and price flood insurance into your monthly cost.
At the $475,000 median with 20% down and a 7.28% rate, principal and interest run about $2,600 a month before taxes and insurance.
Waterbury Center is a seller's market. The median home sold in 5.5 days at an average of 99.4% of list, and 7 of its 16 sales were $1 million or more. Buyers here compete on terms, not discounts: be pre-approved, see the house in the first days, and know your number before you walk in.
The price reflects location. Waterbury Center sits on Route 100 between Waterbury village and Stowe, and it sells for well below Stowe's 2026 median of $1,285,000.
Duxbury offers the best value of the three. Its 11 sales had a median of $465,000, 8 of them sold under $500,000, and the top sale was $725,000. The median home sold in 8 days at 100% of list, so the low price does not mean a slow market.
The typical Duxbury sale was a 3-bedroom home of about 1,400 square feet, built around 1970, on 1.7 acres. Four of the 11 sales came with 5 acres or more. Most Duxbury homes use a Waterbury (05676) mailing address, some use Moretown (05660), and Duxbury students attend the Harwood Unified Union School District, including Crossett Brook Middle School in Duxbury and Harwood Union High School.
From January 1 to September 27, 2026, single-family homes sold at a median of $475,000 in Waterbury village (05676) and $804,250 in Waterbury Center (05677). Across all of Waterbury, 35 homes sold in the six months to September 25, 2026, at a median of $573,800.
Duxbury's 11 single-family sales from January 1 to September 27, 2026, had a median of $465,000, with prices from $277,500 to $725,000.
The median home sold in 5.5 days in Waterbury Center, 8 days in Duxbury and 39 days in Waterbury village, based on 2026 sales through September 27.
Waterbury Center and Duxbury are seller's markets, with homes selling in about a week at or near full price. Waterbury village gives buyers more room: homes sold at an average of 92.5% of list.
Yes. Vermont sellers must provide the FEMA flood map for the property, disclose any flooding or flood damage while they owned it, and say whether they carry or are required to carry flood insurance.
Buying or selling in Waterbury or Duxbury? Call Tony Walton at 802-233-4107 (cell) or the New England Landmark Realty office at 802-253-4711. Our office is on North Main Street in Waterbury, and we will price a specific home against these sales before you list or make an offer.
— Vermont's capital is one of the fastest housing markets in the state.
For buyers and sellers watching Vermont's capital: 48 single-family homes sold in Montpelier from January 1 to September 27, 2026, at a median price of $477,500. The median home sold in 7 days, at 99.6% of its original list price. That is not a buyer's market. Here's how to use it.
Montpelier is the smallest state capital in the country and one of Vermont's tightest housing markets. Its housing stock is old, its downtown is walkable, and in 2026 well-priced homes went under contract in about a week.
From our own PrimeMLS analysis of single-family sales from January 1 to September 27, 2026: 48 sales, median $477,500, ranging from $125,000 to $958,500. The typical home had 3 bedrooms and about 1,730 square feet, built around 1947, on about a third of an acre.
No. A median of 7 days on market and a median sale at 99.6% of original list describe a seller's market for well-priced homes. Twenty-four of 48 sold at or above their original list price, and 14 sold above it.
Buyers do have leverage on homes that start too high. The 5 Montpelier homes that stayed on the market 100 days or more sold at a median 90.5% of their first price.
Fast. Homes that sold within a week got a median 100% of their original list price. If you are buying in Montpelier, get pre-approved before you tour and be ready to write an offer the same week.
2026 single-family medians from the same MLS analysis for each town:
Montpelier buyers pay for a walkable downtown and older homes on small lots. East Montpelier costs more and comes with land; Berlin and Barre cost less. See our Montpelier vs. Barre comparison.
No. In 2026, the 21 homes built before 1940 sold at a median of $515,000, higher than the 22 homes built from 1940 to 1979 (median $477,500). Older Montpelier homes tend to be larger, at about 1,890 square feet versus 1,550. Only 5 homes built in 1980 or later sold from January through September.
If you are a buyer, an online estimate is a starting point. Index values such as Zillow's estimate what all homes in town are worth, including the ones that didn't sell, so they often differ from actual sale prices. If you are a seller, or a buyer preparing to write an offer, the Montpelier valuation tool is the second step. The third is walking through the recent comparable sales with Tony: the renovation, the lot, the street, the things an automated estimate cannot see.
Not in 2026 sales. Single-family homes sold at a median of $477,500, in a median of 7 days, at 99.6% of their original list price.
At the $477,500 median with 20% down and the 7.28% average 30-year rate Freddie Mac reported on October 1, 2026, principal and interest is about $2,610 a month, before taxes and insurance. Ask a lender about VHFA first-time buyer programs.
East Montpelier's 2026 single-family median was $550,000 on 15 sales, above Montpelier's $477,500. East Montpelier homes typically came with about 5 acres; Montpelier homes sat on about a third of an acre.
Montpelier rewards correct pricing in any season. Homes priced to recent sales sold in about a week this year; the ones that started high sat for months and sold about 10% below their first price.
Forty-eight single-family homes sold from January 1 to September 27, 2026.
Sources: New England Landmark Realty analysis of PrimeMLS single-family sales, Jan 1 to Sept 27, 2026, for Montpelier (48 sales), East Montpelier, Berlin, Barre Town and Barre City; medians calculated from individual sales. Mortgage rate: Freddie Mac, Oct 1, 2026. Payment calculated with 20% down, 30-year fixed, principal and interest only.
New England Landmark Realty · 26 N Main Street Suite 2, Waterbury, VT 05676 · Office (802) 253-4711 · Toll-Free (866) 324-2427 · Tony's cell (802) 233-4107 · www.nelandmark.com
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— Vermont's largest city is still one of its fastest housing markets.
For buyers and sellers watching Chittenden County: 120 single-family homes sold in Burlington from January 1 to September 27, 2026, at a median price of $606,500. The median home sold in 7 days, and 39 sold above their original list price. Here's how to use it.
Burlington is Vermont's largest city and the center of Chittenden County's job market. In 2026 it behaved like it: more sales than any town we track, homes moving in about a week, and bidding over the asking price still common for well-priced homes.
From our own PrimeMLS analysis of single-family sales from January 1 to September 27, 2026: 120 sales, median $606,500, ranging from $180,000 to $3,100,000. The typical home had 3 bedrooms and about 1,700 square feet, built in the early 1950s, on about a fifth of an acre.
No. A median of 7 days on market and a median sale at 98.9% of original list describe a market where buyers compete. Fifty-seven of 120 homes sold at or above their original list price, and 39 sold above it.
Buyers' leverage sits with homes that start too high. The 12 Burlington homes that stayed on the market 100 days or more sold at a median 86.8% of their first price.
Sixty-two of the 120 homes sold within a week, at a median 101.6% of their original list price. If you are buying, get pre-approved, know your ceiling, and be ready to compete.
2026 single-family medians from the same MLS analysis for each town:
Burlington costs less than South Burlington or Williston at the median, and more than Colchester. Countywide, Chittenden's single-family median was $577,000 for January to June 2026, down 2.2% from a year earlier, per Coldwell Banker Hickok & Boardman.
A lot. The 67 sales in ZIP 05401 had a median of $650,000. The 52 sales in the New North End (05408) had a median of $480,000, about $170,000 less. Housing is old across the city: 43 of the 120 homes sold were built before 1940, and only 12 in 1980 or later.
If you are a buyer, an online estimate is a starting point. Index values such as Zillow's estimate what all homes in town are worth, including the ones that didn't sell, so they often differ from actual sale prices. If you are a seller, or a buyer preparing to write an offer, the Burlington valuation tool is the second step. The third is walking through the recent comparable sales with Tony: the renovation, the lot, the street, the things an automated estimate cannot see.
We don't publish price forecasts. In 2026 sales, Burlington homes sold at a median of $606,500, in a median of 7 days, at 98.9% of their original list price, which describes demand that still outruns supply.
At the $606,500 median with 20% down and the 7.28% average 30-year rate Freddie Mac reported on October 1, 2026, principal and interest is about $3,320 a month, before taxes and insurance. The New North End's $480,000 median is a lower entry point. Ask a lender about VHFA programs.
South Burlington's 2026 single-family median was $712,500 on 106 sales, above Burlington's $606,500 on 120 sales.
Burlington rewards correct pricing in any season. Homes priced right sold in about a week this year, often above list; homes that started high sat and sold at a median 86.8% of their first price.
The 52 single-family sales in ZIP 05408 from January 1 to September 27, 2026, had a median of $480,000.
Sources: New England Landmark Realty analysis of PrimeMLS single-family sales, Jan 1 to Sept 27, 2026, for Burlington (120 sales), South Burlington, Williston and Colchester; medians calculated from individual sales. Chittenden County median: Coldwell Banker Hickok & Boardman, Mid-Year 2026 report. Mortgage rate: Freddie Mac, Oct 1, 2026. Payment calculated with 20% down, 30-year fixed, principal and interest only.
New England Landmark Realty · 26 N Main Street Suite 2, Waterbury, VT 05676 · Office (802) 253-4711 · Toll-Free (866) 324-2427 · Tony's cell (802) 233-4107 · www.nelandmark.com
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— two very different markets share one town name.
For buyers and sellers watching the I-89 corridor: Waterbury is two markets. In 2026 through September 27, Waterbury village (05676) had 21 single-family sales at a median of $475,000, and homes took a median 39 days to sell. Waterbury Center (05677) had 16 sales at a median of $804,250, and homes sold in a median 5.5 days.
Waterbury sits on I-89 between Montpelier and Burlington, with Stowe up the road. It is also our home office. The town splits into two ZIP codes that behave like two different markets, so the numbers below keep them apart.
From our own PrimeMLS searches of single-family sales from January 1 to September 27, 2026, by ZIP (Duxbury and Moretown addresses excluded from 05676):
It depends which Waterbury. In the village, homes took a median 39 days to sell, sold at an average 92.5% of their original list price, and only 3 of 21 sold at or above list. That gives buyers real room to negotiate. In Waterbury Center, 12 of 16 homes sold within a week, at an average 99.4% of original list, and half sold at or above list. That is a seller's market.
Waterbury Center: a median 5.5 days. Waterbury village: a median 39 days. If you are buying in Waterbury Center, be pre-approved and ready to act. If you are selling in the village, price to the recent sales from day one.
2026 single-family medians from the same MLS analysis for each town:
Parts of Waterbury along the Winooski River flooded in Tropical Storm Irene in 2011 and again in July 2023. For any home near the river, ask for the FEMA flood zone determination, price flood insurance before you make an offer, and read the seller's flood disclosure. Vermont law requires sellers to disclose flood-related information to buyers.
If you are a buyer, an online estimate is a starting point. Index values such as Zillow's estimate what all homes in town are worth, including the ones that didn't sell, so they often differ from actual sale prices. If you are a seller, or a buyer preparing to write an offer, the Waterbury valuation tool is the second step. The third is walking through the recent comparable sales with Tony: the renovation, the lot, the street, the things an automated estimate cannot see.
We don't publish price forecasts. In 2026 sales, the two parts of town behaved differently: Waterbury Center homes sold in a median 5.5 days, while village homes took a median 39 days and usually sold below their original list price.
The village is the entry point. At the $475,000 village median with 20% down and the 7.28% average 30-year rate Freddie Mac reported on October 1, 2026, principal and interest is about $2,600 a month, before taxes and insurance.
Waterbury Center's 2026 single-family median was $804,250 on 16 sales, compared with $475,000 on 21 sales in the village. Center homes sold much faster, in a median 5.5 days versus 39.
In Waterbury Center, well-priced homes sold within a week this year. In the village, homes took longer and usually sold below list, so pricing to the recent sales from day one matters most.
Parts of Waterbury along the Winooski River flooded in 2011 and 2023. Check the flood zone, flood insurance cost and the seller's flood disclosure for any home near the river.
Sources: New England Landmark Realty analysis of PrimeMLS single-family sales, Jan 1 to Sept 27, 2026, by ZIP for Waterbury village (05676, 21 sales) and Waterbury Center (05677, 16 sales), and for Stowe, Morristown and Montpelier; medians calculated from individual sales. Flood history: Vermont Public, July 2023; disclosure: Flood Ready Vermont. Mortgage rate: Freddie Mac, Oct 1, 2026. Payment calculated with 20% down, 30-year fixed, principal and interest only.
New England Landmark Realty · 26 N Main Street Suite 2, Waterbury, VT 05676 · Office (802) 253-4711 · Toll-Free (866) 324-2427 · Tony's cell (802) 233-4107 · www.nelandmark.com
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— Morristown and Morrisville, the working towns next to Stowe, by the actual 2026 sales.
For buyers and sellers watching Lamoille County: 41 single-family homes sold in Morristown, including the village of Morrisville, from January 1 to September 27, 2026, at a median price of $525,000. Well-priced homes sold in weeks at full price; overpriced homes sat for months and sold far below their first asking price.
Morristown, which includes the village of Morrisville, is the working-town neighbor to Stowe. MLS lists Morrisville homes under Morristown, so the numbers below cover both. In 2026 the market split cleanly in two: correctly priced homes moved fast, and overpriced homes paid for it.
From our own PrimeMLS analysis of single-family sales from January 1 to September 27, 2026: 41 sales, median $525,000, ranging from $104,000 to $3,650,000. The top sale was a 15-bedroom property on 168 acres; the next-highest was $1,050,000. The typical home had 3 bedrooms and about 1,920 square feet, built around 1988, on about 1.7 acres.
Both, depending on the price. The median home sold in 19 days at 96.4% of original list. Twenty-four of 41 sold within 30 days at a median 100% of their list price. But 10 homes stayed on the market 100 days or more, and they sold at a median 79.0% of their first price. That gap is the most important number in this market.
Twelve of the 41 homes sold within a week. Fourteen sold at or above their original list price, and 5 sold above it.
2026 single-family medians from the same MLS analysis for each town:
Morristown sells for less than half of Stowe's median, with its own village, services and schools. Countywide, Lamoille's single-family median was $530,000 for January to June 2026, up 6.0% from a year earlier, per Coldwell Banker Hickok & Boardman.
Age splits the Morristown market. The 12 homes built before 1940 sold at a median of $329,500, most of them on village lots under half an acre. The 17 homes built in 2000 or later sold at a median of $675,000.
If you are a buyer, an online estimate is a starting point. Index values such as Zillow's estimate what all homes in town are worth, including the ones that didn't sell, so they often differ from actual sale prices. If you are a seller, or a buyer preparing to write an offer, the Morristown valuation tool is the second step. The third is walking through the recent comparable sales with Tony: the renovation, the lot, the street, the things an automated estimate cannot see.
Not in 2026 sales. Single-family homes sold at a median of $525,000, and homes that sold within 30 days got a median 100% of their original list price. Overpriced homes are the exception: those that sat 100+ days sold at a median 79.0% of their first price.
At the $525,000 median with 20% down and the 7.28% average 30-year rate Freddie Mac reported on October 1, 2026, principal and interest is about $2,870 a month, before taxes and insurance. Older village homes, with a median of $329,500, are the lower entry point.
Yes. MLS lists Morrisville homes under Morristown, so the 41 sales include the village of Morrisville.
Morristown rewards correct pricing in any season. Homes priced to recent sales sold within weeks at full price; homes that started high sat for months and sold far below their first asking price.
Morristown's 2026 single-family median was $525,000 on 41 sales, compared with $1,285,000 on 57 sales in Stowe.
Sources: New England Landmark Realty analysis of PrimeMLS single-family sales, Jan 1 to Sept 27, 2026, for Morristown (41 sales), Stowe and Waterbury village; medians calculated from individual sales. Lamoille County median: Coldwell Banker Hickok & Boardman, Mid-Year 2026 report. Mortgage rate: Freddie Mac, Oct 1, 2026. Payment calculated with 20% down, 30-year fixed, principal and interest only.
New England Landmark Realty · 26 N Main Street Suite 2, Waterbury, VT 05676 · Office (802) 253-4711 · Toll-Free (866) 324-2427 · Tony's cell (802) 233-4107 · www.nelandmark.com
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— what Williamstown homes actually sold for in 2026, and why online estimates tell a different story.
For buyers and sellers watching Central Vermont's affordable towns: 15 single-family homes sold in Williamstown from January 1 to September 30, 2026, at a median price of $390,000. The median home sold in 9 days, and 7 of the 15 sold at or above their original list price. Online index values have shown Williamstown dipping, but actual sales describe a fast market where well-priced homes don't last.
Williamstown sits in Orange County, just south of Barre, with I-89 Exit 5 in town and Route 14 running north into Barre. It is one of the more affordable towns in Central Vermont, and in 2026 it behaved like one: homes priced to recent sales sold in about a week.
From our own PrimeMLS analysis of single-family sales from January 1 to September 30, 2026: 15 sales, median $390,000, ranging from $62,500 to $549,000. The typical home had 3 bedrooms, about 1,700 square feet and about 2 acres, built around 1960.
Online estimates will show different numbers. Index values such as Zillow's estimate what all homes in town are worth, including the ones that didn't sell, and list-price medians show what sellers asked, not what buyers paid. The figures here are actual sale prices, calculated from the individual sales.
No. A median of 9 days on market and a median sale at 97.8% of original list describe a market where buyers compete for well-priced homes. Seven of the 15 homes sold at or above their original list price, and 4 sold above it. Only 2 sold 10% or more below their first price.
Buyers' best opportunity is at the low end, where homes that need work do come up. One house sold for $62,500 in April and again for $284,000 in September.
Fast. Six of 15 homes sold within a week, and 9 sold within 30 days. Only one took 100 days or more. If you are buying, get pre-approved before you tour.
2026 single-family medians from the same MLS analysis for each town:
Williamstown sits just below Barre Town and above Northfield at the median, but the typical Williamstown home came with about 2 acres, more land than the typical Northfield sale. Route 64 connects Williamstown west to Northfield, and Exit 5 puts I-89 a few minutes away.
Lot size explains most of Williamstown's range. The 5 homes on 5 acres or more sold at a median of $504,000. The 6 homes on less than an acre sold at a median of $227,500, a group that includes the town's fixer-upper sales. Most rural homes have private wells and septic systems, so budget for water testing and a septic inspection.
Especially here. Online estimates and actual sales have told different stories in Williamstown this year, and only a property-specific valuation gets to the answer. The Williamstown valuation tool is the second step. The third is walking through the recent comparable sales with Tony.
Not in actual 2026 sales. Single-family homes sold at a median of $390,000, in a median of 9 days, at 97.8% of their original list price. Some online index values showed a dip, but indexes estimate all homes, not just those that sold.
It is one of the more affordable towns in Central Vermont. At the $390,000 median with 20% down and the 7.28% average 30-year rate Freddie Mac reported on October 1, 2026, principal and interest is about $2,135 a month, before taxes and insurance. Ask a lender about VHFA and USDA rural development programs.
In 2026 sales, Williamstown's single-family median was $390,000 on 15 sales, above Northfield's $341,500 on 30 sales. Williamstown homes typically came with more land; Northfield's sales leaned toward village lots.
Williamstown rewards correct pricing in any season. Homes priced to recent sales sold in about 9 days this year. Price to the comparable sales, not to online estimates or last year's asking prices.
Orange County, on the border with Washington County, just south of Barre.
Sources: New England Landmark Realty analysis of PrimeMLS single-family sales, Jan 1 to Sept 30, 2026, for Williamstown (15 sales; one home sold twice), Northfield, Barre Town, Barre City and Berlin; medians calculated from individual sales. Mortgage rate: Freddie Mac, Oct 1, 2026. Payment calculated on a $312,000 loan, 30-year fixed, principal and interest only.
New England Landmark Realty · 26 N Main Street Suite 2, Waterbury, VT 05676 · Office (802) 253-4711 · Toll-Free (866) 324-2427 · Tony's cell (802) 233-4107 · www.nelandmark.com
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— Northfield is one of the most affordable towns in Central Vermont, and one of the fastest.
For buyers and sellers watching Central Vermont's affordable towns: 30 single-family homes sold in Northfield from January 1 to September 30, 2026, at a median price of $341,500. The median home sold in 10 days. That is not a buyer's market. It is an affordable market where well-priced homes move fast. Here's how to use it.
Northfield has long been the affordable rung of the Central Vermont ladder. It gets fewer headlines than Waterbury or Montpelier, but it has its own economy, anchored by Norwich University, the Route 12 corridor to Berlin and Montpelier, and Route 64 to I-89 Exit 5. In 2026 that combination produced 30 single-family sales, more than Berlin, East Montpelier or Williamstown, and a market that moves quickly.
From our own PrimeMLS analysis of single-family sales from January 1 to September 30, 2026: 30 sales, median $341,500, ranging from $76,000 to $985,000. The typical home had 3 bedrooms and about 1,700 square feet, built around 1968.
Online estimates will show different numbers. Index values such as Zillow's estimate what all homes in town are worth, including the ones that didn't sell, and other sites report list prices or short rolling windows. The figures here are what homes actually sold for, calculated from the individual sales.
No. A median of 10 days on market and a median sale at 97.6% of original list describe a market where buyers compete for well-priced homes. Ten of the 30 homes sold at or above their original list price, and only 2 sold 10% or more below it.
Buyers do have leverage on one kind of home: the listing that starts too high. The two Northfield homes that stayed on the market 100 days or more sold at a median 87.5% of their first price.
Fast. Ten of 30 homes sold within a week, and 21 sold within 30 days. If you are buying in Northfield, get pre-approved before you tour, because the right house will not wait.
2026 single-family medians from the same MLS analysis for each town:
Northfield sells village homes at a discount. Montpelier offers the capital's downtown; Berlin offers I-89 Exit 7 and the hospital; Williamstown homes typically come with more land. Northfield offers a real village, a university, and the lowest median of the four.
Lot size explains most of Northfield's price range. The 16 homes on less than an acre, mostly village-sized lots, sold at a median of $315,000. The 8 homes on 10 acres or more sold at a median of $555,000, from $392,500 to $985,000. Eleven of the 30 homes sold were built before 1900, so budget for a careful inspection of any older village home.
If you are a buyer, an online estimate is a starting point. If you are a seller, or a buyer preparing to write an offer, the Northfield valuation tool is the second step. The third step is talking through the comps an automated estimate cannot see: the kitchen renovation, the barn, the lot size, the age of the foundation.
We don't publish price forecasts. What the 2026 sales show is demand that still outruns supply at current prices: the median home sold in 10 days at 97.6% of its original list price.
It is one of the more affordable towns in Central Vermont. At the $341,500 median with 20% down and the 7.28% average 30-year rate Freddie Mac reported on October 1, 2026, principal and interest is about $1,870 a month, before taxes and insurance. Ask a lender about VHFA programs for first-time buyers.
In 2026 sales, Williamstown's single-family median was $390,000 on 15 sales, above Northfield's $341,500. Williamstown homes typically came with about 2 acres; Northfield's sales were weighted toward village lots.
The Northfield market rewards correct pricing in any season. Homes priced to recent sales sold in about 10 days this year; the ones that started high sat for months and sold well below their first price.
Thirty single-family homes sold from January 1 to September 30, 2026, more than in Berlin, East Montpelier or Williamstown over the same period.
Sources: New England Landmark Realty analysis of PrimeMLS single-family sales, Jan 1 to Sept 30, 2026, for Northfield (30 sales), Montpelier, Berlin and Williamstown; medians calculated from individual sales. Mortgage rate: Freddie Mac, Oct 1, 2026. Payment calculated on a $273,200 loan, 30-year fixed, principal and interest only.
New England Landmark Realty · 26 N Main Street Suite 2, Waterbury, VT 05676 · Office (802) 253-4711 · Toll-Free (866) 324-2427 · Tony's cell (802) 233-4107 · www.nelandmark.com
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By Tony Walton, Principal Broker, New England Landmark Realty · Updated October 3, 2026
HOA fees in Vermont affect a purchase twice: at closing, where you typically reimburse the seller for prepaid dues and may pay association transfer or capital fees, and every month after, where lenders count the dues in your housing payment. Vermont law gives condo and HOA buyers a key protection: the seller must provide a resale certificate from the association, and you can void the contract until you receive it and for five days afterward. Read that certificate before you commit.
The monthly fee matters less than what it covers and how well the association is funded. Vermont's resale certificate tells you both, and the law gives you five days after receiving it to walk away.
An HOA or condo association collects dues to run and maintain what owners share. In Vermont that commonly includes plowing and road maintenance, landscaping, shared water and septic systems, the master insurance policy, exterior maintenance such as roofs and siding, and in resort areas, shuttles or recreation facilities. Some associations also include heat, water, sewer or trash.
That is why comparing fees alone misleads. Before you compare two properties, list what each fee covers and price the rest yourself.
Expect some or all of these on your Closing Disclosure. The amounts are set by each association's governing documents, so ask for them early:
The full list of Vermont buyer costs, including the property transfer tax, is in our Vermont closing costs guide.
When you buy a resale unit in a Vermont condominium or other common interest community, the seller must give you the declaration, bylaws, rules and a certificate from the association. Under 27A V.S.A. § 4-109, the association must furnish the certificate within 10 days of the owner's request. It discloses items including:
Two protections come with it. First, your purchase contract is voidable until you receive the certificate and for five days afterward. Second, you are not liable for any unpaid assessment greater than the amount the certificate states. A newly built unit sold by the developer follows a different process, under a public offering statement.
Lenders count HOA dues as part of your monthly housing payment, alongside principal, interest, taxes and insurance. A $400 monthly fee reduces your buying power the same way a $400 higher mortgage payment would. Condo buyers should also ask their lender early whether the condo project itself needs a review, since some projects do not meet a lender's requirements.
Resort condos near Sugarbush, Stowe, Killington and Stratton often carry higher dues because they cover more: shuttles, pools, exterior upkeep and heavy snow removal. Rental rules matter more here too. Before you count on rental income, confirm both the association's rules and the town's. See our Warren condo guide and our guide to the best places to buy a Vermont ski home.
Many rural Vermont homes have no association. That saves the monthly fee, but someone still has to plow a private road or maintain a shared well. Ask whether there is a recorded road or well maintenance agreement, who pays what, and how disputes are settled. If there is no agreement, budget as if the whole cost could fall on you.
Buyers commonly reimburse the seller for prepaid dues and may pay a capital contribution and transfer or document fees set by the association. Any approved special assessment should be addressed in the purchase contract.
It is a statement from the condo or HOA association, required by 27A V.S.A. § 4-109, that discloses the unit's assessments and any amounts due, the association's budget and reserves, insurance, pending lawsuits and other key facts. The association must provide it within 10 days of the owner's request.
Yes. Under Vermont law, the purchase contract is voidable by the buyer until the resale certificate is provided and for five days afterward.
Yes. Lenders include HOA dues in your monthly housing payment when they calculate how much you qualify to borrow.
No. Many rural homes have no association, but they may share a private road or well under a maintenance agreement, which carries its own costs.
Looking at a condo or a home in an association? We will help you read the resale certificate and budget before you commit. Call Tony Walton at 802-233-4107 (cell) or the New England Landmark Realty office at 802-253-4711.
This post is general information, not legal advice. Have your attorney review the resale certificate and governing documents for any specific purchase.
By Tony Walton, Principal Broker, New England Landmark Realty · The Numbers Guy · Updated October 3, 2026
Vermont's housing market in fall 2026 is balanced, not soft. The statewide median sale price was $438,280 in August, up 0.8% from a year earlier, while homes for sale rose 14.2% and the typical home took 69 days to sell. Mortgage rates are climbing: the 30-year fixed averaged 7.28% on October 1, up from 7.03% a week earlier. Buyers have more choice and more time; sellers who price correctly on day one still sell fast and close to list.
Prices are flat to slightly up statewide, but inventory has grown and homes are taking longer to sell. In Central Vermont, the gap between well-priced homes (sold in days at list) and overpriced homes (sold months later, well below list) is the single most important number this fall.
The market did not crack. It widened. Inventory is up, days on market are up, and the share of homes selling above list is down, but the median price is still inching higher. That is what a market looks like when supply returns faster than demand leaves.
Vermont Realtors data reported by Seven Days on September 29 shows active listings at their highest level since 2020. More listings give buyers something they have not had in five years: the ability to compare. They do not, by themselves, push prices down.
Freddie Mac's weekly average for a 30-year fixed mortgage reached 7.28% on October 1, up from 7.03% the week before and 6.34% a year ago. The 15-year fixed averaged 6.60%.
Here is what that means in dollars. On Vermont's $438,280 median with 20% down (a $350,624 loan), principal and interest is about $2,400 a month at 7.28%, versus about $2,180 at last year's 6.34%. Same house, about $220 more every month, before taxes and insurance.
If your pre-approval is more than a few weeks old, refresh it. Your buying power changed even if your income did not. Our guide to shopping for a mortgage in Vermont covers how to compare lenders without hurting your credit.
PrimeMLS data for August shows the two segments moving in different directions. Single-family sales fell to 608 from 647 (down 6.0%), while the average single-family price rose 3.1% to $559,489. Condo sales rose 10.5% to 168, and the average condo price rose 11.9% to $478,659.
Averages run higher than medians because a handful of high-end sales pull them up. The direction is what matters: condo demand is strengthening, much of it in resort markets, while single-family buyers are pausing at higher rates.
Statewide numbers blur what is happening locally. These figures come from our own PrimeMLS searches of single-family sales from January 1 to September 27, 2026, with medians calculated from the individual sales.
| Town | Homes sold | Median price | Median days on market |
|---|---|---|---|
| Stowe | 57 | $1,285,000 | 39 |
| Waterbury Center (05677) | 16 | $804,250 | 5.5 |
| Waterbury village (05676) | 21 | $475,000 | 39 |
| Montpelier | 48 | $477,500 | 7 |
| Barre Town | 64 | $397,500 | 18.5 |
| Barre City | 48 | $299,750 | 15.5 |
In the Mad River Valley, 42 single-family homes sold in the six months to September 26 at a median of $641,250 across Warren, Waitsfield, Fayston and Moretown. Warren led at $795,000.
Two patterns stand out. First, Central Vermont's working towns are moving fast: Montpelier's median home sold in 7 days, and Barre Town and Barre City in under three weeks. Second, the high end is slower and more price-sensitive. Stowe's median home took 39 days, and 23 of its 57 sales closed 10% or more below original list. For side-by-side detail, see Montpelier vs. Barre. Thinking about a mountain home? See our guide to the best places to buy a Vermont ski home.
A home's first price is the most expensive decision a seller makes. The data this year is blunt:
Overpricing does not test the market. It costs time first, then money. Buyers now have enough inventory to wait, and a listing that goes stale tells them exactly when to make a low offer. Our Vermont seller's guide walks through pricing and preparation.
You have more leverage than at any point since 2020, but it is uneven. Homes that have been listed for 60+ days, need work, or had a price cut are where negotiation happens. Well-priced, move-in-ready homes in Montpelier, Waterbury Center and the Barre area still sell in days, often at list. Get pre-approved at today's rate, decide your ceiling before you tour, and read our Vermont home buying guide and closing costs guide so the numbers do not surprise you.
Demand is intact; patience is not. Price to the most recent comparable sales, not to last spring's headlines, and present the home ready to move into. Sellers who do both are still getting list price in Central Vermont. Sellers who test a high number are giving back 10% or more in the high-end markets.
No. Vermont's median sale price was $438,280 in August 2026, up 0.8% from a year earlier, according to Redfin. Prices are flat to slightly up, while inventory and days on market have risen.
Freddie Mac's national average for a 30-year fixed mortgage was 7.28% on October 1, 2026, up from 6.34% a year earlier. Your rate depends on your credit, down payment and loan type, so get a current quote.
For buyers who are ready, yes. Inventory is up 14.2% from a year ago and homes take longer to sell, which gives buyers more choice and more room to negotiate, especially on homes that have been listed for a while.
The statewide median was 69 days in August 2026, per Redfin. Locally it varies widely: Montpelier's median was 7 days and Stowe's was 39 days for single-family sales from January 1 to September 27, 2026.
For single-family sales from January 1 to September 27, 2026: Montpelier $477,500, Waterbury village $475,000, Waterbury Center $804,250, Barre Town $397,500, Barre City $299,750 and Stowe $1,285,000.
Want to know what these numbers mean for your home or your search? Call Tony Walton at 802-233-4107 (cell) or the New England Landmark Realty office at 802-253-4711.
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