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New England Landmark Realty covers the Vermont real estate market 

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

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

who can afford them.

 

Tony Walton has been working Vermont real estate since 1978. 

The analysis here reflects that depth.

 

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

Aug. 6, 2025

Will Rising Inventory Cool Vermont’s Summer Housing Market?

 

By New England Landmark Realty LTD

Despite a bump in inventory across Vermont, the state's housing market remains firmly in seller’s territory. While the buying frenzy has eased slightly from pandemic highs, demand continues to outpace supply — especially in prime locations like Waterbury, Montpelier, and the Mad River Valley.

Market Snapshot: Vermont Real Estate, August 2025

  • New Listings (July 2025): Nearly 400 single-family homes added statewide
  • Total Active Inventory: 1,462 listings
  • Median Days on Market: Under 30 for well-priced homes
  • Inventory Levels: Approximately 3 months — still below the 6-month balanced threshold

View the latest Vermont Market Report for updated numbers and local data.

What Buyers Should Know in Today’s Market

  • Turnkey properties are selling fast — be pre-approved and ready to move
  • Cash offers and waived contingencies remain competitive advantages
  • Understand your local market — knowledge is negotiation power

Sellers: Adjust Expectations, Stay Competitive

  • Homes still sell quickly — but only if priced correctly from the start
  • Professional marketing, staging, and photography make a difference
  • Partner with a local expert who knows Vermont’s micro-markets

It’s Not a Crash — It’s a Calibration

The Vermont housing market is shifting from extreme growth to sustainable appreciation. Average annual price gains are stabilizing around 3–5%, down from double digits — a sign of normalization, not decline. As Anthony Lamacchia noted, “This is a healthy shift.”

With inventory rising yet still limited, buyers get breathing room while sellers retain leverage — a rare moment of balance in an otherwise lopsided market.

Vermont’s Long-Term Strength: Why Demand Isn’t Going Anywhere

Between its limited new construction, scenic appeal, and draw for remote workers and retirees, Vermont remains highly desirable. The state’s four-season lifestyle and low development pipeline create long-term value — especially in sought-after towns like Stowe, Waitsfield, and Montpelier.

Plan Your Next Move With Local Experts

The market may be cooling slightly, but Vermont real estate is still moving. Whether you're buying your dream retreat or preparing to sell for top dollar, we’re here to help you navigate it.

Contact Tony Walton at New England Landmark Realty

Phone: 802-253-4711
Email: tonywalton@nelandmark.com
Website: www.nelandmark.com

Posted in Home Buying Tips, Home Selling Tips, Market Updates
no comments yet
Aug. 6, 2025

How Vermont's Housing Crisis Impacts Property Taxes & the State Budget

 

By Tony Walton

We've discussed how Vermont's housing crisis affects businesses, workers, and local communities. But there's another significant consequence few people are discussing:

👉 Housing shortages are driving up property taxes and straining the state budget.

Here's why:

  • Vermont has one of the highest property tax burdens in the country—and rising home values are making it worse.
  • The lack of workforce housing forces the State to spend more on emergency shelters, rental assistance, and subsidies.
  • When workers can't afford to live here, Vermont collects less tax revenue from businesses that struggle to stay open.

This article will break down:

✅ How the housing crisis is inflating property taxes

✅ Why the state budget is taking a hit from poor housing policies

✅ How solving the housing shortage could stabilize taxes and strengthen Vermont's economy

📝 How Vermont's Housing Crisis Impacts Property Taxes & the State Budget

1. The Hidden Cost of Vermont's Housing Crisis—Your Tax Bill

 

Vermonters already pay some of the highest property taxes in the country. But instead of solving the housing shortage, we're making it worse—and it's costing everyone.

📌 The contradiction:

  • Homeowners see their property taxes rise yearly—yet Vermont isn't building enough housing to spread the tax burden.
  • The State spends millions on emergency housing—but doesn't fix the root issue: a lack of affordable homes.
  • Businesses can't find workers because of housing shortages—leading to lower tax revenue from struggling local economies.

📌 The reality check:

Housing policy isn't just about affordability—it's about tax stability. The key to controlling rising property taxes and balancing the state budget in Vermont is simple: we need more homes.Here's why better housing policies could mean lower taxes for everyone. By addressing the housing crisis, we can create a more affordable and sustainable future for Vermont.

2. The Link Between Vermont's Housing Crisis & Rising Property Taxes

📍 1. Property Taxes Keep Rising Because Housing Supply Isn't Keeping Up

  • Vermont's property tax system relies heavily on home values—and when housing supply is limited, values soar.
  • This pushes property taxes higher because assessments rise faster than incomes.

📍 Example: How Lack of Housing Is Driving Up Taxes in Chittenden County

  • Towns like Burlington and South Burlington have seen double-digit property tax increases over the past five years.
  • Home values have climbed rapidly due to low inventory. Still, the tax burden isn't being spread without enough new housing.

💡 The Reality:

  • If Vermont built more housing, the tax burden would be spread among more homeowners, keeping individual property taxes lower.

✅ Smart Fix:

  • Encourage new housing development in growing areas to help stabilize property tax rates.

📍 2. Vermont's Housing Shortage Is Costing the State Millions in Emergency Housing & Rental Assistance

  • The lack of affordable housing has led to record numbers of Vermonters needing emergency shelter.
  • Vermont spent $90 million in 2023 on hotel vouchers and rental subsidies—one of the highest per-capita rates in the nation.

📍 Example: The State's Expensive Motel Housing Program

  • Vermont has been putting homeless individuals in hotels and motels due to the lack of affordable rental housing.
  • The program has cost the state tens of millions annually but doesn't provide a long-term solution.

💡 The Reality:

  • If Vermont had more workforce and low-income housing, fewer people would need state-funded emergency housing.

✅ Smart Fix:

  • Redirect funding from emergency shelter programs into building permanent affordable housing.

📍 3. Fewer Workers = Lower Tax Revenues for the State

  • The State also loses tax revenue when Vermont loses workers due to housing shortages.
  • Businesses struggle to find employees who earn less, meaning they pay less in taxes.

📍 Example: The Workforce Shortage's Impact on Vermont's Economy

  • Restaurants, manufacturers, and healthcare providers can't fill jobs because workers can't find housing.
  • Vermont collects less income and business tax revenue when the economy slows due to worker shortages.

💡 The Reality:

  • More workforce housing = more workers = stronger local economies = more tax revenue.

✅ Smart Fix:

  • Incentivize developers to build mid-priced workforce housing so employees can afford to live where they work.

3. The Path Forward: How Vermont Can Fix Housing & Stabilize Taxes

📌 If Vermont doesn't fix its housing crisis, taxes will keep rising—and the State will keep spending millions on temporary fixes.

Here's what Vermont should do instead:

✅ 1. Expand Housing Supply to Stabilize Property Taxes

  • Allow more housing development in town centers to prevent housing scarcity from driving home values.

✅ 2. Shift State Spending from Emergency Housing to Long-Term Solutions

  • Invest in permanent workforce housing rather than costly motel programs.

✅ 3. Encourage Smart Growth to Keep Businesses Thriving

  • Build housing near job centers so workers can afford to live in Vermont—keeping businesses open and tax revenue stable.

💡 The Reality:

  • If Vermont continues delaying housing solutions, tax burdens will increase. By acting now, we can create a more sustainable, affordable future.

4. 🚀 Take Action: What Vermonters Can Do to Push for Smarter Housing Policy

📢 1. Demand Housing Policy Be a Budget Priority

  • Vermont's leaders should spend more on permanent housing solutions—not just short-term fixes.

📝 2. Push for Smart Growth Policies to Stabilize Property Taxes

  • Housing development should be encouraged in high-demand areas to spread the tax burden.

📬 3. Support Zoning Reforms That Make Housing More Affordable

  • Faster permits and flexible zoning laws will make building homes for Vermont workers easier.

📣 4. Share This Article & Start the Conversation

  • If Vermont's leaders don't hear from residents, nothing will change.

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.

🚨 If Vermont wants to control rising property taxes and balance the budget, housing policy must change. More homes mean lower tax burdens, fewer emergency costs, and a stronger economy.

Next Week: The True Cost of Not Building More Homes in Vermont.

Posted in Vermont Housing Crisis, Vermont Real Estate Trends
no comments yet
July 23, 2025

Why Housing Policy Needs to Be a Bigger Issue in Vermont Elections

 

By Tony Walton

For months, we've broken down Vermont's housing crisis—what's causing it, who's blocking solutions, and what other states are doing right. But here's the real question:

👉 Why isn't housing policy a more significant issue in Vermont elections?

Everyone agrees that housing costs are too high, there aren't enough homes, and businesses suffer because workers can't live nearby. But when it comes to elections, housing rarely dominates the conversation.

This article will break down:

✅ Why Vermont's housing crisis needs to be a top election issue

✅ How state and local officials control housing policy

✅ What voters can do to push candidates to take real action

📝 Why Housing Policy Needs to Be a Bigger Issue in Vermont Elections

1. Opening: If Everyone Cares About Housing, Why Isn't It a Top Election Issue?

 

Ask any Vermonter about their biggest concerns; housing is always near the top. But when election season rolls around, housing policy rarely dominates the debate.

📌 The contradiction:

  • Candidates discuss affordability but avoid discussing specific policies that would fix the problem.
  • Local zoning boards and state lawmakers have enormous control over housing policy, yet voters rarely challenge them.
  • Taxes, healthcare, and climate policy often take center stage—while the housing crisis gets pushed aside.

📌 The reality check:

  • If Vermont doesn't elect leaders prioritizing housing, the crisis will only worsen.
  • Housing isn't just an economic issue—it's about quality of life, workforce stability, and Vermont's future.

💡 It's time to realize the power we hold as voters and demand that housing be a central issue in every Vermont election.

2. Who Controls Housing Policy in Vermont? Follow the Power.

📍 1. State Lawmakers Control Zoning and Housing Incentives

  • The Vermont Legislature passes statewide zoning laws, land use policies, and tax incentives that directly affect housing.
  • For example, Vermont's Act 250 law has been a major barrier to housing development—and it's entirely controlled at the state level.

📍 Example: The Stalled Act 250 Reforms

  • Lawmakers have debated updating Act 250 for years to make building housing in town centers easier.
  • Every year, reforms get watered down or delayed because of pressure from anti-growth groups.

💡 Why This Matters:

  • State lawmakers could fix housing policy—if voters push them to act.

✅ Voters Should Ask Candidates:

  • Do you support reforming Act 250 to make housing development easier?
  • Will you support incentives for mid-priced housing and workforce housing?

📍 2. Local Zoning Boards Control What Gets Built—Or Doesn't

  • Most people don't realize it, but small-town zoning boards have enormous control over Vermont's housing supply.
  • These boards decide:
    • Where duplexes and apartments can be built
    • How long permits take to get approved
    • What restrictions are placed on new developments

📍 Example: Williston's Battle Over Multi-Family Housing

  • Developers proposed a 60-unit apartment complex near a job center in Williston.
  • The zoning board delayed approvals for over a year due to resident complaints about traffic.
  • The project was eventually canceled.

💡 Why This Matters:

  • Zoning boards can block housing projects with little accountability.

✅ Voters Should Ask Local Officials:

  • Do you support updating zoning laws to allow more housing in town centers?
  • Will you commit to making the permitting process faster and more efficient?

📍 3. Vermont's Governor Can Push for Statewide Housing Reforms

  • The governor sets the legislative agenda and influences which housing policies move forward.
  • Governor Phil Scott has called for housing reforms, but progress has been slow without legislative support.

📍 Example: The Governor's Proposed Housing Bills

  • Scott's administration proposed tax credits for workforce housing and permit streamlining.
  • Some measures passed, but others were weakened or ignored.

💡 Why This Matters:

  • The governor can't pass laws alone—but they can push lawmakers to act.

✅ Voters Should Ask Gubernatorial Candidates:

  • What will you do in your first year to address Vermont's housing crisis?
  • Will you support statewide zoning reform to allow more housing options?

3. How Vermont Voters Can Make Housing a Top Election Issue

📌 If we want better housing policies, we must elect leaders who will fight for them.

✅ 1. Ask Tough Questions at Candidate Events & Debates

  • If a candidate isn't talking about housing, ask them why.
  • Demand clear answers on zoning reform, tax incentives, and workforce housing.

✅ 2. Research Local & State Candidates' Housing Policies

  • Check voting records to see if incumbents have supported or blocked housing solutions.

✅ 3. Support Candidates Who Prioritize Housing Reform

  • Housing shouldn't be a side issue but central to every election.

✅ 4. Make Your Voice Heard Beyond Elections

  • Show up at zoning board meetings and push for policies that make building housing easier.

💡 housing will only become a bigger priority if Vermont voters demand it.

4. 🚀 Take Action: Make Housing a Key Issue in Vermont Elections

📢 1. Demand Specific Housing Policies from Candidates

  • Don't settle for vague promises—ask for real commitments.

📝 2. Research How Your Current Representatives Vote on Housing

  • If they're blocking solutions, vote for someone who will act.

📬 3. Show Up at Town Meetings & Public Hearings

  • Local officials often make the biggest housing decisions.

📣 4. Share This Article & Start the Conversation

  • The more Vermonters push for action, the harder it is for politicians to ignore.

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.

🚨 If housing isn't a top issue in Vermont elections, it won't be a priority for policymakers. Voters have the power to push for real change—if they demand action.

Next Week: How Vermont's Housing Crisis Impacts Property Taxes & the State Budget.

Posted in Vermont Housing Crisis, Vermont Real Estate Trends
no comments yet
July 9, 2025

What Vermont Can Learn from Other States That Fixed Their Housing Problems

 

By Tony Walton

We've spent weeks breaking down Vermont's housing crisis—from zoning laws to workforce shortages. But Vermont isn't the only state that has faced these challenges.

Other states have overcome housing shortages with smart policies, proving that solutions exist—if we're willing to act.

This article will break down:

✅ How states like Oregon, Montana, and Maine have tackled housing shortages

✅ What Vermont can adopt from their success

✅ The policies that work—and what Vermont should avoid

📝 What Vermont Can Learn from Other States That Fixed Their Housing Problems

1. Opening: Vermont's Housing Crisis Isn't Unique—But Other States Have Found Urgent Solutions:

Vermont's housing crisis is not just a challenge, it's a pressing issue that demands our attention. But we're not alone in this struggle. Other states have faced similar crises and found solutions.

📌 The contradiction:

  • Vermont's leaders say fixing housing is complicated, but states like Oregon, Maine, and Montana have already taken bold steps.
  • We keep debating the same policies while other states are building more homes and lowering costs.

📌 The reality check:

  • Vermont can solve this crisis—but only if we follow the lead of places that have already succeeded.

💡 So what has worked elsewhere—and what can we learn from it?

2. Case Studies: What's Worked in Other States

📍 1. Oregon: Ending Single-Family Zoning to Increase Housing Supply

  • Oregon made history in 2019 by passing House Bill 2001, eliminating single-family zoning in most cities.
  • This allowed duplexes, triplexes, and townhomes to be built in areas that previously only allowed single-family homes.

📍 Result:

  • More housing was built faster.
  • Home prices stabilized because supply increased.

💡 What Vermont Can Learn:

✅ Update zoning laws to allow more duplexes, triplexes, and townhomes.

✅ Encourage infill development instead of forcing sprawl.

📍 2. Montana: Reducing Permitting Red Tape to Speed Up Construction

  • In 2023, Montana passed a statewide housing reform bill that streamlined permitting and zoning approvals.
  • The law limits how long towns can delay projects and prevents unnecessary environmental reviews that slow down housing.

📍 Result:

  • Developers can build homes faster and at lower costs.
  • New housing is being built in rural and urban areas alike.

💡 What Vermont Can Learn:

✅ Fast-track permitting for workforce housing and multi-family projects.

✅ Prevent unnecessary delays that make housing more expensive.

What Vermont Can Learn from Maine

Maine: Expanding ADU Incentives to Increase Rental Housing

  • Maine legalized ADUs (backyard cottages, in-law apartments) statewide, allowing homeowners to build small rental units on their property with fewer restrictions.
  • The state offered larger grants and low-interest loans to help cover construction costs—removing a major financial barrier.
  • Zoning laws were adjusted to make ADUs “by right,” meaning they can be built without needing special permits, as long as they meet safety standards.

📍 Result:

  • More rental housing without large new developments.
  • Property owners benefited from extra income while helping solve the housing crisis.

💡 What Vermont Can Learn:

  • Vermont already allows ADUs and provides some grants, but awareness and funding remain barriers.
  • Maine took ADU incentives further, ensuring that more homeowners could afford to build them.

✅ How Vermont Can Improve Its ADU Strategy:

✔ Expand grant funding for ADUs so more homeowners can access financial assistance.

✔ Streamline permitting even further, making ADUs easier to build in all residential areas.

✔ Help homeowners with septic and utility upgrades by offering additional low-interest loans.

✔ Improve outreach and education so more Vermonters know about the benefits and financial assistance available for ADUs.

3. What Vermont Should Avoid—Mistakes Other States Have Made

📌 Not every policy works. Here's what Vermont should avoid:

❌ Rent Control (California & New York's Failed Experiment)

  • While rent control seems like a solution, it actually discourages developers from building rental housing.
  • In places like San Francisco and New York, rent control led to fewer rental units and higher housing costs.

✅ Better Solution: Instead of rent control, increase housing supply to lower rents naturally.

❌ Over-Regulating Short-Term Rentals (Hawaii's Mistake)

  • Hawaii tried banning short-term rentals (SRTs), which hurt small property owners relying on SRT income.
  • The state also lost tourism revenue, and housing prices barely dropped.

✅ Better Solution: Balance SRTs by offering incentives for landlords to provide long-term workforce housing.

4. How Vermont Can Take Action—NOW

📌 Vermont doesn't need to reinvent the wheel. Other states have shown us the path forward.

✅ 1. Reform Zoning Laws Like Oregon

  • Allow duplexes, triplexes, and townhomes in more areas.

✅ 2. Streamline Permitting Like Montana

  • Fast-track workforce housing approvals so projects aren't delayed for years.

✅ 3. Encourage ADUs Like Maine

  • Help homeowners create more rental units by making ADU construction easier.

✅ 4. Balance Short-Term Rentals Without Over-Regulating

  • Encourage SRT owners to rent to seasonal workers during peak demand months.

💡 If Vermont follows these proven policies, we can fix our housing crisis—just like other states have.

5. 🚀 Take Action: How Vermonters Can Push for Real Change

📢 1. Demand Zoning Reform to Allow More Housing Types

  • Vermont can't solve the crisis if we don't allow more homes to be built.

📝 2. Support Permitting Reform to Speed Up Construction

  • The state should cut red tape so housing projects can break ground faster.

📬 3. Encourage Towns to Allow More ADUs

  • Small backyard rentals can help solve the housing shortage.

📣 4. Share This Article & Start the Conversation

  • Vermont leaders need to hear from residents who want real solutions.

6. 🖊 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 to continue struggling with housing—other states have already shown us what works. We can build more homes, lower prices, and strengthen our economy if we follow proven solutions.

Next Week: Why Housing Policy Needs to Be a Bigger Issue in Vermont Elections.

Posted in Vermont Housing Crisis, Vermont Real Estate Trends
no comments yet
June 27, 2025

Vermont Mortgage Rates Hold Steady Despite Global Headlines (June 2025)

By Tony Walton, Vermont Real Estate Professional

What’s Happening?

Even with recent global tensions—like the U.S. bombing of Iranian nuclear sites—mortgage rates in Vermont have remained within a solid 5.75%–7.25% range. Typical patterns of flight-to-safety, which usually move bond yields and mortgage rates significantly, haven’t materialized so far in 2025.

Why Rates Haven’t Moved

  • Bond markets are resilient. Recent geopolitical events—even the June 13 Israel–Iran strike—haven’t shaken yields or mortgage pricing.
  • Oil stayed steady. No spikes in crude, so inflation expectations remain anchored.
  • Stable financing environment. Vermont buyers and lenders continue operating in predictable conditions.

Unless a major escalation—like a serious interruption in the Strait of Hormuz—occurs, expect this stability to continue.

What This Means In Vermont

  • Buyers in Burlington, Stowe, Middlebury: Don’t wait for a “dip.” If you find the right home, locking in your rate now is smart.
  • Sellers in Montpelier & Barre: Buyers remain active. Financing stability means you’re unlikely to lose traction over rates.
  • Investors from Boston & NYC: Vermont’s blend of lifestyle, financing ease, and market resilience continues to attract.

Local Perspective

This isn’t a moment for hesitation. While global uncertainty can rattle markets, Vermont real estate remains remarkably grounded—driven by steady demand, accessible financing, and our unmatched Green Mountain lifestyle.

Next Steps

Local Market Snapshot & Live Data

Median sale prices and inventory levels are updated monthly—see our live Vermont Market Report for the latest stats and trends.

New England Landmark Realty / Tony Walton
Phone: 802-253-4711
Email: tonywalton@nelandmark.com
Website: www.nelandmark.com

Posted in Market Updates, National Real Estate Trends, Vermont Real Estate Trends
no comments yet
June 25, 2025

How Vermont's Housing Crisis Impacts Local Businesses & Jobs

 

Why Fixing Workforce Housing Is the Key to Keeping Vermont's Economy Strong

By Tony Walton

1. Why Can't Vermont Businesses Find Workers? The Answer Is Housing.

Walk down the main street of any Vermont town, and you'll see it: "Help Wanted" signs in many shop windows.

📌 The contradiction:

  • Vermont's unemployment rate is low, yet businesses can't find enough workers.
  • Job openings aren't the issue—the problem is that workers can't find housing they can afford.
  • Many homeowners have turned to short-term rentals (SRTs) to generate income, but this shift has shrunk the long-term rental supply, especially in tourism-heavy towns.

📌 The reality check:

  • This isn't a battle between SRT owners and local businesses. It's about finding a balance that allows Vermont's economy to thrive.
  • If Vermont doesn't expand workforce housing, more businesses will struggle, reduce hours, or close.

💡 The housing crisis is an economic crisis—and we need solutions that work for everyone.

2. How Vermont's Housing Shortage is Hurting Local Businesses

📍 1. Small Businesses Can't Hire Because Workers Can't Live Nearby

  • Local businesses want to hire, but workers can't afford to live where they're needed.
  • Without enough employees, businesses are reducing hours—or closing altogether.

📍 Example: Restaurants in Stowe Cutting Hours Due to Staff Shortages

  • A popular Stowe café had to shut down breakfast service because staff were commuting over an hour each way—and quitting.
  • Nearby, another restaurant reduced dinner service to three nights a week because they couldn't hire enough cooks and servers.

💡 The Reality:

  • Local businesses depend on a stable workforce.
  • If workers can't find affordable housing, businesses can't stay open.

✅ Smart Fix:

  • Fast-track development of workforce housing near job centers.
  • Provide property tax incentives for landlords who offer year-round rentals instead of shifting entirely to short-term stays.

📍 2. Vermont's Tourism Industry is at Risk

  • Ski resorts, hotels, and seasonal businesses need workers, but those workers cannot find housing for the season.
  • Many towns rely on tourism dollars, but without enough workers, visitor experiences suffer.

📍 Example: Killington's Struggle to House Seasonal Workers

  • Killington's resorts need hundreds of workers each winter, but seasonal employees struggle to find rentals within a reasonable distance.
  • Some workers end up sleeping in their cars because they can't find affordable housing nearby.

💡 The Reality:

  • Vermont's tourism economy needs seasonal workers who need reliable, short-term housing options.

✅ Smart Fix:

  • Encourage landlords to participate in seasonal workforce rental programs.
  • Offer tax breaks for property owners who provide mid-term housing for workers.

📍 3. Vermont's Healthcare and Education Sectors Are Struggling to Retain Staff

  • Housing costs aren't just affecting hospitality and retail. Even healthcare workers and teachers are struggling to live near their jobs.
  • When professionals leave Vermont due to housing costs, it affects everyone.

📍 Example: Hospitals in Central Vermont Losing Staff

  • Doctors, nurses, and support staff are turning down jobs because they can't find rentals near hospitals.
  • One nurse had to commute 90 minutes each way because there were no available long-term rentals nearby.

💡 The Reality:

  • Vermont needs to retain skilled professionals, making housing more accessible.

✅ Smart Fix:

  • Develop employer-sponsored housing partnerships for hospitals, schools, and essential service providers.
  • Offer zoning flexibility for multi-family housing near major employers.

3. How Vermont Can Solve This Crisis Before More Businesses Close

📌 The housing crisis isn't just about where people live—it's about keeping Vermont's economy strong.

Here's how Vermont can find a balanced solution:

✅ 1. Expand Workforce Housing Near Job Centers

  • Vermont should prioritize new housing development in areas where businesses need workers.

✅ 2. Support Property Owners Who Provide Long-Term Rentals

  • Instead of restricting short-term rentals, Vermont should encourage balance by offering tax benefits for landlords who commit to long-term leasing.

✅ 3. Incentivize Seasonal & Mid-Term Rentals for Workers

  • Resorts and hospitality businesses should partner with landlords to create a structured seasonal rental market.

✅ 4. Increase Employer-Backed Housing Solutions

  • Major employers should be encouraged to invest in workforce housing projects near hospitals, schools, and industrial hubs.

💡 The Reality:

  • If Vermont doesn't prioritize workforce housing, businesses will keep closing—and workers will keep leaving.

4. 🚀 Take Action: How We Can Save Vermont's Businesses & Economy

📢 1. Demand Workforce Housing Development in High-Need Areas

  • Businesses can't survive if employees can't live nearby.

📝 2. Support Policies That Balance Short-Term & Long-Term Rentals

  • SRTs are essential to Vermont's tourism economy but shouldn't replace all long-term rental options.

📬 3. Encourage Business & Property Owner Partnerships

  • Vermont should reward property owners who offer rentals for workers and professionals.

📣 4. Share This Article & Start the Conversation

  • If Vermont's leaders don't hear from business owners and property owners, nothing will change.

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 just want to talk about Vermont's housing future, reach out at tonywalton@nelandmark.com.

🚨 Vermont's housing crisis isn't just about real estate—it's about keeping businesses open and local economies strong. If we don't invest in workforce housing now, we risk losing the businesses that make Vermont unique.

Next Week: What Vermont Can Learn from Other States That Fixed Their Housing Problems.

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

Vermont Sellers Aren’t Flinching: Why Our Market Refuses to Blink in 2025

Inventory Slows, But Vermonters Aren’t Panicking — And That’s a Good Thing

By Tony Walton | NELandmark.com

Let’s cut through the noise. National housing inventory is inching up—not dramatically. Price cuts are showing, yet buyers remain resilient. But here in Vermont, our market is moving at its own steady pace.

What’s Really Happening in Vermont

  • Steady seller confidence: Unlike during the 2008 crash, Vermonters are holding onto their homes—new listings remain controlled, not chaotic.
  • Buyer demand persists: Purchase application activity has risen nationally for 20 weeks straight even with 7%‑plus mortgage rates—and that energy is mirrored in towns like Stowe, Waterbury, and Waitsfield.
  • Pending sales stable: Weekly pending transactions are holding slightly above last year’s levels. We’re shifting gears, not hitting the brakes.

Why Vermont Is Built for This Market

  • Market stability: We didn’t overbuild in the 2010s, so excess inventory isn’t looming.
  • Lifestyle-driven buyers: Vermont’s appeal attracts hikers, skiers, remote workers—and not just house‑flippers.
  • Informed sellers: Homeowners trust local experts—like Tony and the NELandmark team—to price and time their moves perfectly.

My Take: What to Watch Next

  • Price reductions: Nationally, cuts have reached ~40%, and Vermont is seeing similar patterns—especially in Chittenden & Lamoille counties for listings over $800K.
  • Mortgage rate trends: A drop of 0.6–0.8% could energize late‑summer activity.
  • Buyer decision time: High rates may slow things down—first impressions (price, staging, marketing) are more important than ever.

Bottom Line

This isn’t a crash. It isn’t a bubble. It’s a market reset—and Vermont is balancing better than most regions. Moves here remain intentional, lifestyle-focused, not speculative.

Ready to Explore Your Best Move?

🏡 Thinking about buying in Vermont?
📈 Considering selling your Vermont home?

Contact Tony Walton

Local. Experienced. Focused on You.

📞 802‑253‑4711
📧 tonywalton@nelandmark.com
🌐 nelandmark.com

Posted in Market Updates, National Real Estate Trends
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June 19, 2025

The Commission Disappearing Act

How Some Brokerages Are Quietly Undermining Your Sale — And What Smart Vermont Sellers Need to Know

By Tony Walton

Let’s Start with the Truth: Your Home May Be Invisible Before Anyone Sees It

You sign the listing agreement. You expect marketing, exposure, and showings. But here’s what no one tells you: some brokerages are undermining your sale before your home ever hits the market.

The culprit? Quiet commission games that chip away at one of the most effective forces in real estate: broker reciprocity.

You paid to be seen. But they made you invisible.

The Old Way: Cooperation = Competition

  • You hired a Realtor.
  • You agreed to a commission for the sale.
  • Your Realtor shared a portion with any buyer’s agent who brought a qualified offer.
  • That offer of compensation was published in the MLS, so buyer agents knew they’d be fairly paid.

Ostensibly? More showings. More competition. Higher sale prices.

It worked because it was clear. It worked because it was fair. It worked because your Realtor wasn’t trying to play both sides.

It wasn’t charity. It was leverage. And it worked.

The New Reality: Post‑Sitzer Friction

The Sitzer/Burnett lawsuit didn’t outlaw commissions — but it triggered a fundamental shift in how they’re disclosed and negotiated.

Today:

  • Buyer agent compensation is no longer shown in the MLS.
  • Sellers must now explicitly authorize that compensation and decide how it’s communicated.
  • Buyer agents can still find out — and most do — but what used to be automatic is now a conversation. That adds friction.

And when buyer agents discover there’s little or no compensation offered? They often have to turn to their clients and say:

“If you want my help, you’ll need to cover my fee.”

That puts buyers in a bind. They either:

  1. Pay their agent directly at closing — on top of down payments and other costs,
  2. Raise their offer price to cover the fee — which can lead to appraisal or loan issues, or
  3. Ask you, the seller, to pay the fee as part of the negotiation.

In every case, the buyer’s position is weakened — and so is yours.

Weaker offers. More complications. And fewer serious buyers who can afford to write clean offers on your home.

How Some Brokerages Quietly Tilt the Table

Here’s what makes things worse: some large brokerages are now keeping a bigger share of the commission for themselves while offering less to the agents who represent buyers — even though you, the seller, are still paying the same full amount.

It looks cooperative. But in practice? It sets the buyer up to lose ground in a competitive scenario — while you, the seller, lose opportunities you never even see.

You pay more. The buyer brings less. And no one explains why.

It’s not illegal. Not unethical on paper.

But let’s be clear: it can weaken your sale — before your home gets its first showing.

The Vermont Market Is Rebalancing

This isn’t 2021 anymore. Inventory is climbing. Interest rates are shaping behavior. And buyers are taking their time.

In this more balanced market, you need full exposure to the buyer pool.

If agents representing buyers don’t see fair compensation, they may hesitate — not because they’re unprofessional, but because their clients are stretched and the math no longer works.

This is especially true for first‑time buyers, rural buyers, and those relocating to Vermont who rely heavily on their agent’s advocacy and guidance.

This isn’t 2021. Lazy listings no longer win.

The Ethical Realtor Difference

Not every agent is playing games. In fact, the best ones — especially here in Vermont — are proactively:

  • Explaining how compensation works today,
  • Helping sellers structure incentives that support strong offers,
  • Today, smart Realtors don’t rely on old systems. They share buyer agent details clearly — on their sites or through direct calls and texts.

Good agents don’t fear the fine print. They fight with it.

The Smart Seller's Commission Checklist (Post-Sitzer Edition)

Ask these 10 questions before you sign anything:

  1. What’s the total commission I’m agreeing to pay?

    • How is it calculated, and what do I get in return?

  2. Are you offering compensation to buyer agents?

    • If so, how is that amount determined — and is it positioned to encourage showings?

  3. How will buyer agents know what we’re offering if it’s not in the MLS?

    • Your agent should have a direct communication strategy: calls, emails, and agent networks.

  4. If no buyer agent is involved, does your agent's company keep the entire fee?

    • Or is there a structure that reflects the reduced workload and benefits you, the seller?

  5. If buyer agents aren’t compensated, will their clients be expected to pay out of pocket?

    • That could shrink your buyer pool fast.

  6. What happens if we’re not getting enough showings?

    • Can we adjust the offer to buyer agents later?

  7. Has your brokerage changed anything in response to recent legal or policy updates?

    • And how does that affect me as the seller?

  8. Are buyer-focused incentives part of our strategy, or are we hoping our listing stands out on its own?

    • You want competition—not complacency.

  9. Does this plan reflect what's working in Vermont’s current market?

    • I want facts, not assumptions.

  10. How do you measure success — and how often will we review performance together?

    • Set expectations and accountability from the start.

Broker Reciprocity Wasn't the Problem. Gaming It Is.

The real estate system was built on cooperation. It wasn’t perfect — but it worked because it was transparent.

Now, some brokerages are quietly cutting buyer agent incentives while keeping fees the same — all while telling sellers nothing’s changed.

Less incentive for agents to show your home.

More pressure on buyers to cover the gap.

Fewer offers — and fewer that close cleanly.

Nothing’s been fixed. You just see less of how it works now.

The Takeaway👊 

The fine print in your listing agreement isn’t background noise. It’s a marketing strategy. Or a trap.

Ask the right questions. Push for transparency.
And make sure your agent is advocating for buyer engagement — not just internal profits.

Don’t Let Your Listing Agreement Work Against You

Tony Walton and the NELandmark team are Vermont’s straight shooters. They bring clarity, reach, and results — especially now, when the market’s rewarding precision over assumptions.

📞 Call Tony Walton at 802‑253‑4711
🌐 Visit: NELandmark.com

Ready to get full‑market exposure and smart commission structures? Explore our resources:

Posted in Agent Resources, Vermont Real Estate Trends
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June 18, 2025

Building a Sustainable Future in Vermont: Connecting Housing and Transportation

By Shola Abraham

Vermont’s scenic beauty and tight-knit communities are iconic, but many residents face serious affordability and accessibility challenges. With a growing housing crisis and limited transportation options, especially in rural areas, it’s time to approach these issues as two parts of the same solution. A sustainable Vermont begins with smart planning that connects homes to mobility.

The Housing Crisis in Vermont: A Real Struggle

Vermont requires an estimated 7,000 new affordable housing units to meet the needs of low- and moderate-income households. Rising housing costs are driving families out of the state or into long, costly commutes. Seniors, individuals with disabilities, and working-class Vermonters are disproportionately affected by housing scarcity and financial stress.

Transportation Challenges in Rural Vermont

More than 70% of Vermonters rely on personal vehicles, yet public transit remains underdeveloped outside of urban hubs like Burlington. Without accessible alternatives, many residents face isolation or job loss. Moreover, personal vehicle dependency drives up emissions—transportation accounts for 45% of the state’s greenhouse gas output, according to the Vermont Climate Council.

Why Housing and Transportation Must Be Addressed Together

Developing housing in areas lacking public transit only deepens economic and environmental disparities. Integrating infrastructure can reduce costs, emissions, and commute times. Here's how Vermont can move forward:

Transit-Oriented Development (TOD)

  • Build affordable housing near existing transit corridors and bus hubs.
  • Encourage walkable, mixed-use communities with nearby services.
  • Residents living near public transportation save an average of $10,000/year in vehicle costs.

Locating Affordable Housing Near Transit

  • Prioritize development along high-frequency bus or rail routes.
  • Offer incentives to developers who include affordable units near transit hubs.
  • Boost access to jobs and services for those without private vehicles.

Improving Rural and Regional Public Transit

  • Expand regional bus routes and introduce flexible, on-demand ride services.
  • Explore pilot rail projects to connect rural towns to job centers.
  • Provide mobility for seniors and retain younger populations in-state.

Green Infrastructure and Energy-Efficient Homes

  • Support the construction of energy-efficient housing aligned with transportation access.
  • Invest in electric buses, bike lanes, and walkable neighborhoods.
  • Create resilient communities that reduce the state’s overall carbon footprint.

Policy Recommendations for Sustainable Growth

  • Increase investment in rural transit to ensure equitable access for all Vermonters.
  • Expand TOD zoning and incentives to align housing with mobility infrastructure.
  • Mandate sustainable building practices that support climate goals.
  • Involve communities in transportation and housing planning processes.

Moving Forward Together

Vermont doesn’t need to choose between economic growth and environmental responsibility. A connected approach to housing and transportation empowers residents, protects our landscapes, and builds a more inclusive future for everyone.

For more information on finding affordable housing or learning how to list and sell your Vermont home, check out our resources:

Connect with Shola Abraham

Interested in how sustainable housing and transportation can impact your community or real estate project? Reach out to Shola Abraham, advocate for equitable living and future-forward planning in Vermont. Let’s build smarter—together.

Contact Shola Abraham
📧 shola@nelandmark.com
🌐 www.nelandmark.com

 

Posted in Energy and Sustainability
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June 16, 2025

Why Vermont Must Work With Builders to Solve the Housing Shortage

By Tony Walton

Vermont's Housing Shortage: We Can’t Solve It Without Developers

Vermont is in the midst of a housing crisis, and solving it requires more than demand—it demands partnership with the very people who build homes. Developers aren’t the problem—they’re a critical part of the solution.

  • Permitting and zoning delays increase costs and prevent progress.
  • Construction costs are outpacing what middle-income Vermonters can afford.
  • Policy contradictions are stalling the kind of growth Vermont urgently needs.

What’s Holding Developers Back from Building More Affordable Homes?

1. Rising Costs Make Affordable Housing Unviable

Between labor, materials, and land, the average home now costs more to build than many Vermonters can afford to buy.

Example: In Central Vermont, a proposed 20-home project was scrapped when the $350K per unit cost couldn’t match the $275K affordable target—creating a $75K loss per home.

Smart Solutions:

  • Expand Vermont’s “Missing Middle” program to support homes priced $250K–$400K.
  • Offer tax incentives and fee waivers for workforce housing developers.

2. Permitting & Zoning Laws Create Development Gridlock

Slow permitting timelines and restrictive zoning prevent efficient, community-focused housing solutions.

Example: In Montpelier, post-flood rebuilding was delayed over a year due to zoning reviews—stalling urgently needed homes.

Smart Solutions:

  • Fast-track permits for workforce housing in Smart Growth Zones.
  • Revise outdated zoning to support duplexes, townhomes, and mixed-use housing.

3. Developers Want to Build for Vermonters—If the State Supports It

Most local builders are eager to contribute to community stability and economic health. When they receive the right support, results follow.

Example: In Middlebury, town collaboration led to 50 new affordable homes on an underutilized site—made possible through zoning flexibility and tax incentives.

Smart Solutions:

  • Promote public-private partnerships aligned with local housing goals.
  • Incentivize projects that prioritize Vermont residents over investors.

Path Forward: A Pro-Housing Strategy That Supports Everyone

We must remove barriers for builders who want to create smart, sustainable growth in Vermont communities.

  1. Fast-track approvals for well-planned workforce housing projects.
  2. Incentivize starter homes and duplexes with tax relief and grants.
  3. Modernize zoning laws to allow smart growth in town centers.
  4. Create public-private partnerships that support affordable development.

How You Can Help Fix Vermont's Housing Future

  • Demand streamlined approvals for much-needed housing projects.
  • Support zoning reform that encourages diverse, affordable options.
  • Advocate for expanded "Missing Middle" programs to reduce cost barriers.
  • Share this message and help shape the conversation with town officials and legislators.

Explore the Vermont Home Buying Guide | Selling Your Vermont Home? Start Here

Contact Tony Walton

Have questions or thoughts about housing policy or your real estate goals?

Next Article Preview: How Vermont’s Housing Crisis Impacts Local Businesses and Jobs

Posted in Vermont Housing Crisis, Vermont Real Estate Trends
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