By Tony Walton

We've exposed Vermont's housing contradictions, deconstructed zoning issues, tackled gentrification, and called out the failures of the state's affordable housing plan. Now, let's address the biggest fear holding Vermont back from smart growth—the idea that building more housing means losing what makes Vermont special.

This article will challenge the idea that Vermont must choose between growth and character and lay out a strategy for expanding housing without sacrificing Vermont's charm, small-town feel, and natural beauty.

📝 Can Vermont Grow Without Losing Its Soul?

1. The Growth vs. Preservation Debate

📌 Hook:

Ask a Vermonter about new housing, and you'll likely hear something like:

"We need more homes—but we don't want to lose what makes Vermont special."

📌 The contradiction:

  • Vermont needs more housing—but growth is seen as a threat rather than an opportunity.
  • Some fear that more homes mean urban sprawl, big-box stores, and losing Vermont's identity.
  • Others recognize that without growth, Vermont risks becoming a state only for the wealthy.

📌 The reality check:

Vermont doesn't have to become Boston or lose its character to build more housing. We can grow smarter.

So how do we increase housing while preserving what makes Vermont, Vermont?

2. What Vermonters Fear About Growth—And Why It's Misguided

📍 Fear #1: "More Housing Means More Urban Sprawl"

🔹 The Reality: Sprawl happens when towns don't plan smart growth. We can avoid it by building in town centers near existing infrastructure.

📍 Example: Montpelier's Downtown Growth Strategy

  • Instead of expanding outward, Montpelier is redeveloping underused downtown spaces to add housing without ruining open land.

✅ Smart Fix: Prioritize "infill development"—building within town centers instead of expanding into farmland.

📍 Fear #2: "More People Will Ruin Vermont's Small-Town Feel"

🔹 The Reality:

  • Small towns die without new residents—growth keeps them vibrant, thriving, and able to support local businesses.
  • A small population means higher taxes per person—new residents help share the burden.

📍 Example: Bethel's Smart Growth Approach

  • Bethel, VT, is adding new homes while revitalizing its main street, keeping its character intact.

✅ Smart Fix: Encourage small-scale, well-designed housing growth that blends into Vermont's landscape.

📍 Fear #3: "Vermont Will Lose Its Open Space & Natural Beauty"

🔹 The Reality:

  • Vermont has more open land than it has housing—the real issue is how we use land efficiently.
  • The biggest threat to Vermont's landscape isn't housing—it's massive second homes, underutilized land, and strict zoning laws forcing sprawl.

📍 Example: Vermont's Village-Centered Growth Model

  • Instead of sprawling developments, Vermont should focus on new housing in existing village centers, protecting rural landscapes.

✅ Smart Fix: Build higher-density housing in walkable areas rather than spread across acres of land.

3. How Vermont Can Grow Without Losing Its Identity

Vermont's housing crisis isn't about whether we grow but HOW we grow.

📌 The right kind of growth protects Vermont's small-town feel while making it livable for the next generation.

Here's how we do it:

✅ 1. Build More Housing in Town Centers—Not in Open Land

  • Focus on revitalizing downtown areas to avoid sprawl.
  • Fast-track approvals for housing within existing town infrastructure.

✅ 2. Encourage Small-Scale, Community-Integrated Housing

  • Promote duplexes, triplexes, and cottage-style housing that blend into town aesthetics.
  • Support ADUs (Accessory Dwelling Units)—small backyard homes seamlessly fitting into neighborhoods.

✅ 3. Protect Vermont's Landscape by Using Land Smarter

  • Stop requiring huge minimum lot sizes that force homes to spread out.
  • Encourage cluster housing models—small groups of homes surrounded by shared green space.

✅ 4. Support Local Business Growth Alongside Housing

  • More housing = more people supporting local stores, cafes, and markets.
  • Invest in walkable, mixed-use areas where people can live, shop, and work.

4. 🚀 Take Action: How You Can Help Vermont Grow Smarter

📢 1. Support Smart Zoning Reform

  • Push for zoning that allows more homes in town centers while protecting farmland.

📝 2. Speak Up for Village-Centered Housing

  • Support projects that create housing within walkable communities.

📬 3. Encourage Thoughtful Infill Development

  • Demand that housing be added in already-developed areas before expanding into open land.

📣 4. Share This Article & Start the Conversation

  • The more people understand smart growth, the easier it becomes to make it happen.

🖊 About the Author

Tony Walton, a Vermont-based real estate professional deeply invested in the community's future, is passionate about maintaining the state's livability for generations to come. Whether you're buying, selling, or simply want to discuss Vermont's housing future, Tony is always open for a conversation. Reach out at tonywalton@nelandmark.com.

🚨 Vermont doesn't have to choose between growth and character—it just has to grow smarter. If we get this right, Vermont can stay Vermont—while making it livable for the next generation, preserving its unique character and charm.

Next Week: Who's Blocking Housing? Naming Names and Exposing NIMBY Hypocrisy.