By Tony Walton

More Homes, Smarter Growth: Why Vermont Needs to Build Infrastructure Before Expanding Housing

1. Vermont Has Plenty of Land—So Why Aren't We Using It Smartly?

📌 Hook:

Vermont, with its vast expanse of over 4.5 million acres of land, holds immense potential for smart development.

📌 The contradiction:

  • There's plenty of open space, but restrictive zoning and a lack of infrastructure make development nearly impossible.
  • Meanwhile, we keep cramming new housing into congested areas while rural towns with room to grow get ignored.
  • Opportunity Zones (OZs) could be perfect for housing expansion, but Vermont isn't investing in the roads, internet, and transit needed to make them work.

📌 The reality check:

If we fix infrastructure first, we could develop innovative, well-connected rural housing—keeping Vermont affordable without sacrificing its charm.

So, what needs to happen before we start building?

2. Vermont's Rural Development Problem—And How to Fix It

Vermont has plenty of space for housing, but those developments will fail without basic infrastructure.

📍 1. Rural Housing Needs High-Speed Internet Before Anything Else

  • You can't build modern housing if residents can't work from home, stream, or run a business.
  • Many Vermont towns still lack fiber-optic broadband, making them unattractive for development.

📍 Example: The Southern Vermont Internet Gap

  • Towns like Readsboro and Searsburg have land available for housing, but no one will move there without broadband.
  • Local schools and businesses struggle because remote work and e-commerce aren't possible.

💡 The Fix:

✅ Fast-track broadband expansion in Opportunity Zones (OZs)

✅ Use state grants to fund rural fiber-optic projects, prioritizing areas where housing is planned.

📍 2. Opportunity Zones Should Be Prepped With Roads, Water, and Sewer—Before Housing is Built

  • Many Opportunity Zones are rural, meaning basic infrastructure needs to be in place first.
  • Right now, Vermont expects developers to build infrastructure themselves, making projects too expensive to be viable.

📍 Example: The Unused OZs in the Northeast Kingdom

  • Vermont designated OZs in the Northeast Kingdom to attract development, but it didn't invest in roads, water, or sewer systems first.
  • Developers aren't building there because infrastructure costs are too high.

💡 The Fix:

✅ Pre-build roads, water, and sewer systems in key OZs so developers can start construction faster.

✅ Offer tax incentives to developers in pre-zoned, infrastructure-ready rural areas.

📍 3. Vermont Needs More Public Transit to Make Rural Housing Feasible

  • If we spread housing into rural areas, we need better ways for people to get to jobs and services.
  • Right now, Vermont has no reliable transit options for most rural workers.

📍 Example: The Public Transit Void in Washington & Lamoille Counties

  • Housing could expand outside larger Vermont urban centers, but there's no reliable bus or rail service for commuters.
  • People must drive everywhere, making housing only feasible for those who can afford a car.

💡 The Fix:

✅ Expand bus routes and shuttle services between rural OZs and economic hubs.

✅ Invest in rural park-and-ride hubs connected to transit options.

3. Why Infrastructure-First Development in OZs Is the Smartest Path Forward

📌 Vermont is sitting on unused land that could solve the housing crisis.

📌 But if we don't build infrastructure first, these projects will fail.

Here's how Vermont should develop Opportunity Zones the right way:

✅ 1. Invest in Roads, Internet, and Utilities Before Approving Housing

  • If a town isn't connected, it shouldn't be a priority for new housing—yet.
  • State funding should go toward prepping infrastructure first so that when homes are built, they're already connected to the economy.

✅ 2. Fast-Track Permits for Infrastructure-Ready Developments

  • If a developer wants to build in an OZ with existing infrastructure, their project should be approved faster than urban projects.
  • This incentivizes growth in areas that are already prepared for expansion.

✅ 3. Use Tax Breaks to Encourage Smart Growth in Rural Areas

  • Offer property tax incentives for Vermonters who buy in Opportunity Zones—helping locals, not just investors.
  • Encourage mixed-use zoning so small businesses can grow alongside housing.

✅ 4. Strengthen the Link Between Housing & Local Business Investment

  • Rural towns should attract housing AND economic development—not just one or the other.
  • Every OZ project should include housing, retail, and workspace options.

💡 The Reality:

  • Focusing on infrastructure-first development in OZs will create more affordable housing, protect Vermont's landscape, and fuel smart rural growth.

4. 🚀 Take Action: How You Can Push for Infrastructure-First Development in Vermont

📢 1. Demand More Infrastructure Investment from State Leaders

  • Tell your representatives that Vermont needs to develop OZs properly—starting with roads, internet, and transit.

📝 2. Support OZ Housing That Includes Infrastructure Upgrades

  • New rural developments should be required to include key infrastructure improvements.

📬 3. Push for Broadband Expansion in Growth Zones

  • More internet = more business, more jobs, and more housing.

📣 4. Share This Article & Start the Conversation

  • If more Vermonters understood the importance of infrastructure-first development, we'd get better housing faster.

5. 🖊 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's housing crisis isn't about a lack of land—it's about a lack of infrastructure. If we fix the foundation first, we can develop housing where it makes sense—without ruining Vermont's character.

Next Week: Will Vermont Become a Playground for the Rich? The Next 10 Years Will Decide.