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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.

Dec. 26, 2024

The Art of Pricing Your Home in 2025: Smart Strategies for High-Value Sellers

 

By New England Landmark Realty LTD

Selling a home over $400,000 in Vermont requires precision, strategy, and market awareness. With the state’s median home price currently hovering around $406,100, sellers in this range are positioned at the higher end of the market. Buyers here expect value—and innovative pricing is the key to delivering it. Here’s how to approach selling your high-value Vermont home in 2025 with confidence.

  1. Price It Right—From Day One

In Vermont’s current market, where homes sell close to their asking price with a sale-to-list price ratio of approximately 100.3%, the pressure is on to price competitively from the start. Overpricing may cause your property to linger, eventually forcing price reductions that erode your leverage.

For example, a $450,000 home priced appropriately in line with recent sales can attract multiple offers, driving the final price up. Meanwhile, an overpriced property in the same range may sit unsold, becoming less desirable each week. Pricing right from day one ensures your home stands out in a market where buyers are savvy and well-informed.

  1. Winter Selling: An Untapped Opportunity

Spring dominates the Vermont real estate calendar, but don’t discount the advantages of listing your home in the winter. Your property faces less competition, with lower inventory during the colder months. Winter buyers are typically more motivated, driven by relocations, year-end financial planning, or new beginnings.

Winter also offers a chance to highlight your home’s best seasonal features. Homes with cozy fireplaces, energy-efficient heating systems, or proximity to Vermont’s famous ski areas can capture buyers’ imaginations. In recent months, well-marketed homes showcasing these elements sold up to 25% faster than their spring-listed counterparts.

  1. Luxury Buyers Expect a Lifestyle

Homes priced above Vermont’s median often cater to buyers seeking more than square footage—they’re investing in a lifestyle. These details set your property apart, whether it’s mountain views, energy-efficient upgrades, or high-end finishes.

For example, a $475,000 property in Moretown marketed for its gourmet kitchen and panoramic views attracted multiple offers within 30 days. Highlight what makes your home unique, whether that’s proximity to hiking trails, ski slopes, or an entertainer’s backyard. Buyers in this segment want to envision how your home will elevate their lifestyle.

  1. Psychological Pricing Packs a Punch

Numbers matter, but perception matters more. Even though the difference is negligible, a home priced at $499,000 feels more appealing than one at $500,000. These psychological pricing strategies can increase interest and drive foot traffic to your listing.

Equally important is pairing your price with features that justify the investment. A well-maintained home with modern updates will naturally command a higher value in Vermont’s market, where buyers seek homes that balance character with convenience.

  1. Market Knowledge and Expert Guidance Are Non-Negotiable

Preparation and expertise win the day in Vermont’s high-value real estate market. The average days on the market for homes in this range reflect the importance of getting it right the first time. Sellers who understand market trends—like the state’s rising median price and consistent sale-to-list ratios—are better equipped to navigate the process.

Partnering with a professional who knows the Vermont market is essential. A trusted real estate agent can provide data-driven pricing strategies, expert marketing, and negotiation skills that set you up for success.

Conclusion

Selling a high-value home in Vermont isn’t about luck but making strategic decisions. From pricing competitively to leveraging seasonal advantages, every choice matters. With Vermont’s median home price at $406,100, positioning your property as the best in its class is key to attracting serious buyers and securing a strong sale.

For tailored advice on selling your Vermont home, contact Tony Walton at NELandmark.com. With decades of experience and a deep understanding of Vermont’s unique market, Tony is the expert you need. Call 802-253-4711 today to start your journey toward a successful sale.

Posted in Home Selling Tips
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Dec. 25, 2024

Vermont’s Real Estate Forecast: Zillow’s Optimism Meets Fannie Mae’s Realism in 2025

 

By New England Landmark Realty LTD 

Vermont: Where mountain vistas meet mortgage volatility.

As 2025 approaches, the national housing market faces a classic prediction split. Zillow sees light at the end of the mortgage rate tunnel, calling for slow, steady declines and renewed buyer activity. Fannie Mae, however, remains far less optimistic, predicting a market stuck in neutral due to affordability pressures and low inventory.

Here in Vermont, the stakes are different. While our real estate market reflects national trends, it operates on its own rhythm—one shaped by demand for scenic rural living, tourism-fueled short-term rentals, and limited new construction. Let’s unpack what this means for the Green Mountain State in 2025.

Zillow’s Vermont Outlook: Slow and Steady Gains

Zillow’s national forecast of a 2.2% home-value increase in 2025 aligns well with Vermont’s recent trends. According to Tony Walton, a leading Vermont real estate professional, Vermont’s inventory remains limited, particularly in coveted areas like Stowe, Burlington, and the Champlain Valley.

  • Mortgage Rates Will Improve Gradually: If Zillow is correct, buyers in Vermont will benefit from small, steady mortgage rate declines. Expect incremental upticks in home sales, especially in towns like Waterbury and Middlebury, where homes priced under $500,000 have seen the fastest turnover.
  • New Listings to Rise, Slowly: Vermont’s housing stock has mirrored the national “lock-in effect,” with many sellers reluctant to give up sub-4% mortgage rates. However, improving conditions could prompt some Vermonters to list, offering buyers more breathing room.

Tony Walton advises: “Vermont buyers in 2025 will need patience, but they’ll find homes if they look in less competitive markets like Barre or Rutland. Mortgage relief means better positioning, but you’ll still need to act quickly.”

Fannie Mae’s Vermont Reality Check

Fannie Mae’s prediction of modestly declining mortgage rates and persistent inventory shortages hits close to home—literally. Vermont’s constrained supply has plagued local buyers for years.

  • Affordability Challenges Persist: Mortgage rates hovering above 6% will pressure affordability. Buyers will continue to face challenges in areas like Montpelier, where median home prices have crept over $400,000.
  • New Construction Remains a Bright Spot: New-home sales nationally are expected to outshine the existing market, and Vermont is no exception. Builders are seeing strong demand for developments in Essex Junction and South Burlington, where infrastructure allows for faster permitting.

Fannie Mae’s conclusion? Vermont’s market will remain tight in 2025, but savvy buyers could capitalize during rate dips.

Key Vermont Takeaways for 2025

  1. Inventory Still Tight: Vermont’s for-sale housing stock remains well below pre-pandemic levels, a trend unlikely to reverse in 2025.
  2. Modest Price Growth: Expect Vermont home values to follow the national 2.2% appreciation trend, with higher spikes in towns seeing new construction.
  3. Rural Appeal Endures: Buyers seeking tranquility and outdoor access will keep markets like Woodstock and Killington competitive.
  4. Tourism Boosts Demand: Short-term rental opportunities in ski towns will drive second-home interest, even as mortgage rates remain elevated.
  5. Mortgage Rate Volatility: Fannie Mae and Zillow agree that rate dips will create fleeting buyer opportunities. Be ready to move fast.

Vermont: A Unique Opportunity in 2025

While the national housing market debates between slow growth and stagnation, Vermont’s market is driven by something more timeless: demand for a simpler, more beautiful way of life. The state's limited supply, a thriving tourism industry, and steady buyer interest keep our real estate market uniquely attractive.

Tony Walton puts it best: “Vermont’s Appeal has always been bigger than market trends. Whether it’s a lakeside cottage in Shelburne or a mountainside home in Stowe, the value of owning here goes beyond the numbers.”

Final Thoughts

Vermont’s real estate market in 2025 may not bring fireworks, but it offers opportunity. As mortgage rates inch down, buyers will find openings in this competitive market. Remember, local knowledge, timing, and patience will be the keys to success in navigating Vermont's real estate market.

Ready to find your Vermont dream home? Tony Walton and his team at Nelandmark.com are here to help. Contact us at 802-253-4711 to navigate Vermont’s real estate opportunities with confidence.

The Green Mountains await. Are you ready to make your move?

Posted in Market Updates, National Real Estate Trends
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Dec. 25, 2024

Vermont’s Housing Market Defies the Grinch: Positive Trends for 2025

 

By New England Landmark Realty LTD

Despite Federal Reserve Chairman Jerome Powell's efforts to dampen the festive mood nationally, Vermont's housing market stood strong, buoyed by robust demand and improving inventory conditions. As we approach 2025, there's every reason to believe that Vermont's real estate will not just survive, but thrive, even in the face of higher mortgage rates.

Vermont's Purchase Application Data

This data is a key indicator of the health of Vermont's housing market, as it reflects the level of interest and activity among potential homebuyers. Despite rising rates, Vermont's purchase applications mirrored national growth trends, increasing 1% week-over-week and 6% year-over-year. Historically, mortgage rate dips in November and December drive demand, but Vermont buyers proved undeterred by rate increases this year. It seems New England's seasonal charm isn't limited to tourism—it's driving homebuyer activity, too.

Consider this encouraging trend: in the past 10 weeks, six weeks of positive application growth have outpaced four weeks of declines. Vermont is reaping the benefits of this significant trend as buyers seize the opportunity to claim a piece of the state's renowned quality of life.

Pending Sales Signal Resilience in Vermont

Data from Altos Research reveals a year-over-year increase in weekly pending sales, with last week's volume outpacing both 2023 and 2022 figures. While national pending sales reached 293,555, Vermont's market is seeing its own pockets of growth, particularly in communities like Burlington and Montpelier, where demand is high and properties are selling quickly.

This is a clear sign: Vermont's housing market is not just showing promise, but is poised for a strong start in the new year, despite the usual seasonal slowdowns.

Mortgage Rates and the Local Impact

Mortgage rates have fluctuated wildly this year, but Vermont has weathered the storm better than most markets. Why? Favorable spreads and a determined pool of buyers seeking homes in one of the country's most livable states. While national rates hovered between 7.25% and 5.75%, Vermont's steady demand reflects the draw of its lifestyle, natural beauty, and tight-knit communities.

If spreads normalize in 2025, rates could fall below 7%—a welcome change for Vermont buyers and sellers alike.

Inventory: Vermont's Healthier Market

While Vermont's housing inventory is still below pre-pandemic levels, it has improved from the shockingly low numbers seen in 2022. For context, the all-time national inventory bottom in 2022 was 240,497 active listings. Still, Vermont markets have shown steady improvement since then.

Increased inventory creates a healthier balance between buyers and sellers in areas like Stowe and Brattleboro. The current trajectory suggests that Vermont will enter 2025 with a more substantial inventory than in the past two years.

Price Trends and Vermont's Affordability

Nationally, about 37.4% of homes experienced price cuts last week. Vermont's market, however, is seeing price stabilization thanks to steady demand and limited supply. While home prices are predicted to rise 2.33% nationally in 2024, Vermont's unique market dynamics—fueled by second-home buyers and retirees—may increase that growth.

Communities like Woodstock and Shelburne are particularly competitive, with price-cut percentages lower than the national average, signaling sustained buyer interest.

New Listings and Seasonal Patterns

New listings in Vermont are following the typical seasonal decline. However, the data reveals that Vermont is outperforming in year-over-year growth. The state's ability to attract buyers—particularly those seeking second homes or retreats—has helped mitigate the typical holiday slowdown.

In 2024, Vermont's new listings held strong, particularly in markets like Burlington, which continue to see steady buyer activity even as the year winds down.

2025: A Bright Year Ahead for Vermont Housing

Despite Jerome Powell's Grinch-like remarks, Vermont's housing market is strong. With improving inventory, resilient buyer demand, and steady price trends, the Green Mountain State is poised for another robust year.

If you're considering buying or selling in Vermont, now is the time to connect with local experts who understand this dynamic market. Tony Walton and his team at NELandmark.com bring unmatched local knowledge and a deep commitment to personal service. Call Tony today at 802-253-4711 and discover why Vermont remains a place worth calling home.

In 2025, Vermont isn't just surviving; it's thriving. If Powell wants to play the Grinch, let him. Vermont's housing market is a gift that keeps on giving.

Posted in Market Updates, National Real Estate Trends
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Dec. 25, 2024

The "Secret" to Real Estate Success? Stop Searching and Start Doing

 

By New England Landmark Realty LTD

Why do so many agents waste time obsessing over “successful” agents? What’s their secret? Is it their brokerage? Some mythical lead-gen portal? A perfectly curated Instagram feed? Maybe it’s their glowing client photos and champagne closings that make it all seem so effortless.

Here’s the truth: there’s no magic trick. No shortcut. Their “secret” is hard work, plain and simple. And while that might not be the glamorous answer you were hoping for, it’s the one you need to hear. Because while you’re wondering how they’re doing it, they’re out there grinding, doing the work that actually builds a real estate career.

Real Estate Isn’t Easy—And That’s No Surprise

Here’s the thing: real estate is hard. And it’s surprising how many people are caught off guard by that fact. Blame reality TV or Instagram for painting a picture of champagne toasts, luxury cars, and million-dollar deals made in between brunches. They make it look like all you need is a sharp suit and a nice headshot to succeed.

But the reality? This industry is one of the most competitive out there. It’s not a 9-to-5 job; it’s a full-time hustle. Most agents don’t make it past year two because they’re not ready for the grind. Late nights, weekend calls, missed family dinners—this isn’t just a career, it’s a lifestyle. If you’re not willing to embrace the pressure, someone else will—and they’ll take your clients with them.

You’re not just selling homes; you’re navigating people through one of the biggest financial and emotional decisions of their lives. That level of responsibility doesn’t come with a filter or a “like” button. It comes with stress, hard work, and discipline.

So What’s the Real Secret?

The most successful agents aren’t magicians. They’re not hiding some elusive trick. What sets them apart is their commitment to doing the work others avoid. Here’s what they’re actually doing:

  1. They Build Relationships That Last: Successful agents don’t just “network.” They cultivate genuine relationships, stay in touch, and ask for referrals. They understand that a strong sphere is the backbone of this business.

  2. They’re Visible and Involved: They don’t wait for clients to find them. They’re sponsoring local events, supporting community causes, and making themselves indispensable in their neighborhoods.

  3. They Follow Up Like It’s Their Job—Because It Is: Leads don’t convert themselves. Top agents follow up relentlessly, staying on top of their pipeline and closing opportunities others let slip through the cracks.

  4. They Keep It Simple: While others are chasing shiny objects—new tools, social media trends, or the latest gimmick—they stick to the basics. They know the fundamentals work, and they work them consistently.

  5. They Show Up Every Day: Whether it’s door-knocking, hosting open houses, or making the tough calls, successful agents don’t wait for motivation to strike. They know discipline beats inspiration every time.

The Extras Are Just That—Extras

Yes, social media, advertising, and coaching can help. But none of that matters if you don’t have the foundation: relationships, discipline, and consistency. Those extras are like the cherry on top—not the sundae itself.

Let’s Be Real About Insecurity

Here’s a little secret about those agents you’re admiring: they feel insecure sometimes too. They have doubts, tough days, and moments where they question everything. The difference? They don’t let it stop them. They lean into the work because they know success doesn’t come from avoiding fear—it comes from moving through it.

Stop Copying. Start Building.

It’s tempting to look at the “big dogs” and try to mimic what they’re doing. But imitation only gets you so far. Real success comes from finding your own voice, innovating, and creating something unique to you.

The Bottom Line

Every minute you spend wondering what someone else is doing is a minute you’re not building your own business. Stop searching for shortcuts. Stop looking for a secret that doesn’t exist. There’s no magic here—just the work you’ve been avoiding.

So next time you catch yourself thinking, What’s their secret? stop. Pick up the phone, follow up with a client, plan an open house, or send that handwritten note. Success is in the doing, not the dreaming.

And here’s the real kicker: the “secret” isn’t glamorous. It’s just a consistent, focused effort. Turns out, that’s all you ever needed.

About The Author

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

Posted in Agent Resources
no comments yet
Dec. 15, 2024

Acre by Acre: Can Non-Zoned Land Solve Vermont's Housing Shortage?

 

By New England Landmark Realty LTD

Vermont's picturesque landscapes have long been a haven for those seeking tranquility and natural beauty. But beneath the charm of its rolling hills and quaint towns lies a pressing issue: a housing shortage that's challenging communities across the state. With developers and policymakers scrambling for solutions, one question looms: could non-zoned parcels of land hold the key to alleviating Vermont's housing crisis?

The Appeal of Non-Zoned Land

In a state where zoning regulations can sometimes act as barriers to swift and diverse development, non-zoned land represents a blank canvas. These parcels, free from rigid local zoning laws constraints, offer developers unmatched flexibility. The possibilities are vast, whether it's creating residential neighborhoods, building mixed-use facilities, or developing small-scale affordable housing projects.

Recent data reveals that non-zoned parcels have a compelling cost advantage. Among parcels with a minimum of 50 acres—large enough to support significant developments—the average price per acre for non-zoned land is $1,262, compared to $2,773 for zoned properties. This substantial difference not only makes non-zoned land more accessible to developers but also highlights its potential to lower entry costs for projects aimed at easing Vermont's housing shortage.

Contrasting Zoned vs. Non-Zoned Land

To better understand the potential of non-zoned parcels, it's crucial to consider how they compare to zoned properties. Key differences include:

  1. Parcel Size and Price:
    • All parcels in the analysis are at least 50 acres, providing ample room for housing developments or mixed-use projects.
    • Zoned properties command more than double the price per acre on average. However, this higher cost often reflects proximity to established infrastructure or desirable amenities.
  2. Location and Accessibility:
    • Non-zoned parcels are typically located in more rural areas, where infrastructure like roads and utilities may need investment.
    • Zoned properties are often closer to population centers, offering more accessible access to schools, businesses, and public services but with more restrictive land-use regulations.
  3. Development Speed:
    • Non-zoned parcels often sell faster, with significantly shorter days on the market. This trend suggests that buyers—including developers—are attracted by these properties' flexibility and affordability.
  4. Regulatory Impacts:
    • While non-zoned parcels lack local restrictions, all developments over one acre in "1-acre towns" and 10 acres in other areas fall under Vermont's Act 250. This statewide law ensures developments align with environmental, cultural, and community values, leveling the playing field for zoned and non-zoned properties.

The Act 250 Factor: What Developers Must Know

Act 250 applies to all significant developments in Vermont, and non-zoned parcels are no exception. In fact, these properties may face even stricter oversight in towns without permanent zoning or subdivision bylaws. This regulation requires developers to meet ten criteria, including:

  • Environmental Protection: Safeguarding air and water quality and preserving natural habitats.
  • Infrastructure Impact: Evaluating how the project affects local services like roads, schools, and emergency services.
  • Aesthetic Considerations: Maintaining Vermont's scenic and historical character.

While Act 250 adds complexity, developers can navigate it successfully by engaging early with district coordinators, conducting thorough site assessments, and building community support. The flexibility of non-zoned parcels still offers an edge for creative and tailored housing solutions.

Demand Dynamics: Faster Sales, Growing Interest

The data underscores the growing interest in non-zoned land. Non-zoned parcels consistently spend fewer days on the market than their zoned counterparts, even among properties exceeding 50 acres. This trend suggests that developers and buyers recognize the opportunity these parcels provide to create new housing in areas where zoning would otherwise limit development options.

Geographic Potential: Where Opportunity Meets Need

Non-zoned parcels are often concentrated in Vermont's more rural counties, such as Windsor and Orleans. These areas offer significant development opportunities, particularly for projects focused on eco-friendly, sustainable designs that align with Vermont's character. However, their rural nature may require upfront investment in infrastructure to make them viable for housing or mixed-use development.

In contrast, zoned parcels often dominate areas closer to urban centers like Chittenden County, where demand for housing is highest. The high cost and restrictive zoning in these areas can push developers to explore the untapped potential of rural, non-zoned land instead.

Challenges and Opportunities

While non-zoned parcels hold immense potential, they come with challenges:

  • Infrastructure Needs: Development in rural areas often requires road, utilities, and public services investment.
  • Regulatory Hurdles: Act 250's permitting process can add project time and cost.
  • Community Concerns: Rural communities may resist large-scale developments that could alter Vermont's small-town charm.

Despite these challenges, the opportunity is clear. Non-zoned parcels' lower cost per acre and larger sizes provide a unique advantage for developers seeking affordable solutions to Vermont's housing crisis.

Conclusion: A Call to Action

Non-zoned land is more than affordable acreage—an opportunity to reshape Vermont's housing landscape. By capitalizing on these parcels' flexibility and lower costs while navigating Act 250's requirements, developers can responsibly address the housing shortage. With all parcels in this analysis being at least 50 acres, they offer affordability and scale—an essential factor for meaningful impact.

About The Author

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

Posted in Development and Investment
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Dec. 13, 2024

The “Silver Tsunami” Meets the Green Mountains: Vermont’s Housing Reality

By New England Landmark Realty LTD

The so-called "silver tsunami"—the idea that senior homeowners will flood the housing market with inventory as they age—has sparked hope and skepticism across the real estate world. But in Vermont, the reality is more complex, nuanced, and tied to unique local dynamics.

While national data points to a surplus of 'empty-nest' homes in affordable Midwest markets like Pittsburgh or Cleveland, the Green Mountain State paints a different, more nuanced picture. Vermont's demographics, housing trends, and lifestyle priorities mean this state's housing market isn't playing by the same rules as the rest of the country. So, does the silver tsunami apply here? Let's delve into the numbers and ask some hard questions, equipping ourselves with a deeper understanding of Vermont's unique housing dynamics.

Demographics and Housing Dynamics in Vermont

Nationally, about 77% of adults aged 65 and older are homeowners. Vermont mirrors this trend, with a significant proportion of homes owned by seniors. But here's where things diverge:

  1. Aging Population: Vermont has one of the oldest populations in the U.S., with nearly 20% of residents over 65. This means a substantial chunk of Vermont's housing stock is in senior hands. Theoretically, this should increase inventory as these homeowners downsize, relocate, or face the inevitable age transitions.
  2. Strong Emotional Ties to Homes: Seniors in Vermont aren't just holding on to real estate—they're holding on to a lifestyle. Many Vermont retirees are deeply rooted in their communities and reluctant to leave. This emotional attachment complicates predictions that aging homeowners will sell en masse.
  3. Health and Mobility: Nationally, health and mobility issues force some seniors to sell their homes. Assisted living and healthcare facilities play a role in reintroducing senior-owned homes into the market. Vermont, however, has fewer large-scale senior living developments compared to other states, which limits this dynamic.
  4. Family Transfers: In Vermont, generational transfers play a more significant role. Rather than selling to outside buyers, many seniors pass their homes down to family, effectively keeping inventory off the open market.

Where's the Data on Senior-Driven Inventory?

Let's talk numbers:

  • Homeownership by Seniors: Vermont seniors own a significant share of the state's housing stock. Roughly 40% of homes in Vermont are owned by individuals over 55.
  • Turnover Rates: Homes owned by seniors turn over at a rate of about 5-7% annually due to downsizing, health issues, or estate sales. This rate is lower than the national average, reflecting the state's strong community ties and limited assisted-living options.
  • Potential Housing Impact: If just 10% of Vermont's senior-owned homes hit the market over the next decade, that could represent roughly 15,000 homes. While significant, this number pales in comparison to the overall demand for affordable housing.

What Vermont Homebuyers Should Know

The silver tsunami isn't going to wash over Vermont in a way that solves the housing crunch. However, understanding its potential impact can help buyers and policymakers plan for the future.

  • More Senior Homes Will Hit the Market: It's not a matter of if but when. However, the pace will likely be gradual, and buyers should be prepared to compete for these properties.
  • Rural vs. Urban Trends: Inventory growth will likely occur in rural areas first. Urban buyers may need to adjust their expectations or consider commuting options.
  • Policy and Planning Matter: Vermont's housing challenges will only ease with proactive measures, such as incentivizing senior housing developments and encouraging new construction.

The Bottom Line

Vermont's housing market is a complex narrative. It's a blend of demographic trends, emotional attachment to place, and localized challenges. The silver tsunami might bring a few more homes to market, but it won't be a tidal wave that solves the housing crunch.

For Vermont buyers, patience and persistence remain key. And for those looking to navigate this nuanced market, Tony Walton and the team at VTMove.com are ready to guide you through the process with local expertise and an understanding of the bigger picture. Call us today at 802-253-4711 to get started

Posted in National Real Estate Trends, Vermont Real Estate Trends
no comments yet
Dec. 11, 2024

Who Will Sacrifice to Solve Vermont's Housing Crisis?

 

By New England Landmark Realty LTD

Vermont's Future Depends on Hard Choices

Vermont has a problem: building a new home here is outrageously expensive. It's not a shock, but it should be a wake-up call. A modest new home costs $600,000–$750,000—a price tag that pushes homeownership out of reach for most Vermonters.

Here's the harsh truth: someone has to sacrifice to bring these costs down. We can't keep wringing our hands while doing nothing. Whether it's landowners, builders, policymakers, or buyers, Vermont's housing crisis demands bold action—and Vermonters must lead the charge.

If you're tired of seeing "affordability" as a buzzword with no solutions, let's break it down: what drives the cost of new home construction, where the sacrifices can be made, and why everyone—especially Vermonters—needs to step up.

 

Why Does It Cost $600,000+ to Build a Home in Vermont?

Building a home here is expensive for a reason—or rather, several reasons:

Land Costs: Too Much, Too Few Options

  • Median lot price: $85,000–$125,000/Acre near towns; $35,000–$75,000/Acre in rural areas.
  • Hidden costs: Add $15,000–$50,000 for infrastructure (driveways, wells, septic systems).
  • Problem: Land is either locked up by owners who won't sell or restricted by zoning that favors single-family homes over affordable, multi-family developments.

Construction Costs: The Vermont Premium

  • Labor shortages: Fewer tradespeople mean higher wages—especially with Vermont's aging workforce.
  • Material prices: Lumber, steel, and concrete rose 30–40% in the past three years.
  • Energy standards: Vermont's strict energy codes add $15,000–$30,000 per home.
  • Result: At $200–$300 per square foot, a 2,000-square-foot home costs $400,000–$600,000 before land, permits, or utilities.

Regulatory Red Tape: Delays Equal Dollars

  • Permits: $7,500–$20,000, plus 6–12 months of delays thanks to Act 250 and zoning restrictions.
  • Impact: Time is money. These delays increase costs for builders, who pass them to buyers.

Infrastructure in Rural Areas: No Bargains Here

  • Wells and septic: $15,000–$35,000.
  • Electric hookups: $2,000–$10,000.
  • Driveways: $5,000–$15,000.
  • Reality: Cheaper land often comes with expensive infrastructure challenges.

The Bottom Line: Building a new home in Vermont isn't just expensive—it's practically impossible for middle-class Vermonters.

Is Greed Really the Problem? Let's Be Honest.

Ask any Vermonter why housing costs are so high, and someone will blame "greed." Greedy builders are charging too much. Greedy sellers are pushing prices higher. Greedy realtors profiting off commissions.

But let's be honest: this crisis isn't driven by greed—it's driven by economics.

Builders Aren't Making a Fortune

Builders aren't pocketing millions; they're battling rising material costs, labor shortages, and delays that eat into their profits. Many contractors in Vermont are small, local businesses barely keeping up with demand. Blaming them ignores the reality that forces far beyond Vermont dictate construction costs like global supply chains and workforce challenges.

Home Sellers Are Responding to Demand

When homes sell in days for 35% above the asking price, it's not greed—it's the market. Out-of-state buyers, remote workers, and retirees drive demand far beyond supply. Sellers are simply responding to a system with too many buyers and not enough homes.

Realtors Aren't Setting Prices

Realtors don't control what homes sell for—buyers and sellers do. Their job is to connect people with opportunities often scarce in a hot market.

The Reality: This Is a Systemic Problem, Not a Personal One

Blaming individuals for being "greedy" oversimplifies a complex issue. Vermont's housing crisis isn't about bad actors—it's about:

  • Structural Problems: Limited land, restrictive zoning, and skyrocketing construction costs.
  • Market Forces: A surge in demand colliding with an inadequate supply of homes.
  • Policy Failures: Regulations and a lack of investment in affordable housing have bottlenecked new development.

If we focus on calling people "greedy" instead of fixing these systemic issues, the crisis will only get worse. Instead, we need to work together—builders, sellers, realtors, and buyers—to create solutions that work for everyone.

Vermonters Must Lead the Way

This crisis can't be solved by urban buyers, out-of-state developers, or Montpelier alone. It requires collective participation, and Vermonters must take the lead:

  • Landowners: Release your land for affordable projects.
  • Builders: Innovate with modular homes and local hiring.
  • Policymakers: Remove barriers to development and fund solutions.
  • Homebuyers: Embrace smaller, more efficient housing.
  • Vermonters: Demand better policies and hold leaders accountable.

If you want change, you have to fight for it.

Conclusion: Vermont's Future Is in Your Hands

For Vermonters who grew up here, the housing crisis isn't just a headline—it's personal. It's your children who can't afford to stay in the communities where they were raised. It's your grandchildren who may grow up elsewhere because Vermont is no longer within reach. And for those who've chosen Vermont as your new home, you came here for its beauty, safety, and sense of community. But without action, your dreams of raising a family here may collide with the harsh reality of unaffordable housing.

This crisis isn't abstract—it's about whether Vermont will remain a place where families can put down roots, children can thrive, and communities can grow. The heavy lift of fixing this crisis doesn't fall on someone else. It falls on all of us: landowners, builders, policymakers, and everyday citizens. If we don't act, we risk losing affordable homes and the very essence of Vermont—a state where families of all kinds can prosper.

So, whether you've lived here for generations or just arrived with dreams of building a life, ask yourself:

  • Will your children be able to stay in Vermont?
  • Will the next generation find opportunity here—or have to leave to afford a home?

If you want a future where Vermont remains a place for families, you must demand change. Push for smarter zoning. Support innovative construction. Hold policymakers accountable. No one is coming to fix this for us. This is our fight.

 

About the Author

Vermont's housing challenges require teamwork, innovation, and deep local knowledge. At New England Landmark Realty, Tony Walton and his team proudly serve as trusted guides for Vermonters—whether you're navigating the market, building, or buying a home. For more information or to discuss solutions, contact us at 802-253-4711.

Posted in Vermont Real Estate Trends
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Dec. 5, 2024

How to Sell Your Vermont Home in Winter: A Definitive Guide

By New England Landmark Realty LTD

Selling a home in Vermont during winter is a unique opportunity that requires a strategic approach. While the Season presents its challenges—icy driveways, shorter days, and fewer buyers—it also attracts serious buyers who are often eager to move quickly. To make the most of this opportunity, follow these actionable tips to make your Vermont home stand out even in the frostiest months.

Stage for the Season

Winter is cozy’s time to shine. Embrace it.

  • Warm and Inviting Spaces: Light the fireplace, drape blankets over armchairs, and use soft lighting to create a welcoming atmosphere.
  • Seasonal Accents: Decorate with tastefully subtle winter elements—think evergreen wreaths, candles, or a bowl of pinecones. Skip the over-the-top holiday decor; buyers must picture themselves in the space, not your holiday traditions.
  • Maximize Light: Short days mean natural light is scarce. Open curtains, clean windows, and add warm-tone light bulbs to brighten every room.

Buyers want a space that feels warm—literally and figuratively. Ensure your heating system is up to the task and radiators aren’t hidden by furniture.

Price Realistically

Winter buyers aren’t here for a bidding war. They’re here for the right price.

  • Market Comparison: Work with your agent to analyze winter sales trends in your area. Vermont’s market dynamics shift seasonally—don’t price your home like it’s July.
  • Highlight Winter-Specific Benefits: Is your home near ski resorts or snowmobile trails? Do you have a heated garage or energy-efficient windows? These features are worth emphasizing and can justify competitive pricing.

Pricing a Vermont home in winter is an art and a science. Too high, and your listing stagnates. Too low, and you leave money on the table. Find the sweet spot.

Enhance Winter Curb Appeal

Snow is no excuse for a messy exterior. Your home’s first impression is the driveway, even when it’s buried in two feet of powder.

  • Clear Snow and Ice: Keep your driveway and walkways meticulously shoveled and salted. Buyers shouldn’t risk a slip-and-fall to see your home.
  • Highlight Landscaping: Trim trees and shrubs before snow covers everything. Add a pop of color with cold-resistant planters or wreaths.
  • Outdoor Lighting: Vermont’s early sunsets demand excellent exterior lighting. Use warm LEDs to make your home glow, even after dark.

If you’re selling a rural property, highlight its winter strengths—like easy access to plowing or snowshoeing trails.

Leverage Professional Photos

Winter scenery can either wow buyers or turn them away. But with professional photos, you can ensure your property is presented in the best light, especially in Vermont’s picturesque landscape.

  • Show Off Seasonal Features: Highlight cozy fireplaces, snowy mountain views, or a well-lit kitchen that offers respite from the cold.

Timing is Key: Schedule photos after a fresh snowfall for that “winter wonderland” look. Avoid gray, slushy days at all costs. This strategic timing can make a significant difference in how your property is perceived.Work with a Local Expert

Selling in winter isn’t for the faint-hearted. But with a local agent like Tony Walton, who knows how Vermont’s winter market ticks, you can navigate the process with confidence. From pricing strategies to marketing your property’s winter-friendly features, Tony’s experience ensures you’re a step ahead.

Ready to sell your Vermont home this winter? Call Tony Walton and his team at 802-253-4711 or visit Nelandmark.com/selling/. Your property will be the hottest listing in the snowiest season with their expertise.

Posted in Home Selling Tips
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Dec. 3, 2024

Empowering Vermont Agents to Take Control of Their Pipeline

This article is part of our series on building a sustainable lead generation strategy for real estate agents. To start from the beginning, read the first article here.

By New England Landmark Realty LTD

For Vermont real estate agents, a wealth of tools available right now can help you build a thriving, self-sustaining lead pipeline. Vermont's real estate scene offers opportunities beyond purchased leads or costly advertising, unlike many other markets. By leveraging digital marketing, social media, local SEO, and community engagement, agents can attract high-quality leads and foster relationships that lead to long-term success.

Here’s how Vermont agents can take charge of their pipeline and establish a steady flow of local leads that grow alongside their business:

Harness the Power of Social Media

Social media provides a direct connection to potential clients. Platforms like Facebook, Instagram, and LinkedIn allow Vermont agents to showcase local listings, share market insights, and highlight Vermont’s unique lifestyle. This online presence resonates with local buyers and sellers. Regular posts featuring homes in Burlington or tips for navigating Vermont’s mud season keep you top-of-mind. Plus, with location-based ads, you can reach people specifically interested in moving to or within Vermont, reinforcing your community presence and drawing in leads on a modest budget.

Targeted Advertising

Using targeted ads on Facebook and Google enables Vermont agents to reach specific client groups. For instance, you can target New England residents interested in buying a second home in the Green Mountains or families seeking community-centered towns like Montpelier or Woodstock. Even with a small social media budget, focusing on Vermont real estate interests ensures your message reaches the right audience without high costs. Running seasonal ad campaigns—like promoting ski season for mountain properties or lakefront homes in summer—can help you capitalize on Vermont’s market trends.

Build a Focused Website

Creating a Vermont-focused website is crucial for attracting local leads and establishing a recognizable brand. An agent’s website should be more than a digital business card; it’s a resource that can draw in leads, showcase expertise, and highlight what makes Vermont real estate unique. SEO-optimized blog posts, community guides, and resources on Vermont’s market trends make your site a valuable go-to for buyers and sellers. Covering topics like “Best Neighborhoods for First-Time Homebuyers in Vermont” or “What to Expect in Vermont’s Real Estate Market During Ski Season” helps position you as an expert in the Vermont market.

Utilize Email Marketing

Email remains a powerful tool for staying connected with potential clients. Vermont agents can grow their email list by offering free guides, newsletters, or regular market updates on their website. Once a lead subscribes, set up automated emails or drip campaigns to keep them engaged and informed. For example, a drip campaign could include seasonal market trends, tips for buying a vacation home in Stowe, or updates on new listings. Clients who find value in these updates are more likely to reach out when they’re ready to buy or sell, keeping you top-of-mind as a trusted local expert.

Engage with Your Community

Community involvement is a potent tool for Vermont agents. In a market where word-of-mouth matters, being an active community member can significantly boost brand recognition. Attend local festivals, sponsor town events, or volunteer for Vermont-based causes to create visibility and trust. Agents engaging with their communities often experience natural business growth as clients choose professionals they recognize and trust. Participating in Vermont’s local life builds relationships that naturally lead to referrals and repeat business.

Leverage Video Content

Video content has become essential for real estate marketing. Vermont agents can use it to highlight both properties and their local expertise. Short videos for social media—showcasing new listings, offering neighborhood tours, or providing insights into the Vermont lifestyle—help clients connect with your brand. Videos featuring popular Vermont areas, like scenic drives along Route 100 or a tour of a lakefront property, give clients a firsthand experience of Vermont’s appeal. Sharing these videos on platforms like YouTube, Instagram, and Facebook creates engaging, memorable content that attracts clients who appreciate a personal approach.

Today’s digital tools and community-based strategies give Vermont agents the power to build a self-sustaining lead pipeline faster and more effectively than before. Social media, local SEO, community involvement, and video content allow agents to attract clients directly without relying on third-party leads or costly advertising budgets. Vermont agents gain control over their business, brand, and client relationships by investing in self-generated leads. In a market that values local expertise and personal connection, this approach is the best way to build a reputation, gain referrals, and secure repeat business.

Building a pipeline through your efforts isn’t just efficient for Vermont agents—it’s essential for long-term success. With the right tools and a focus on connecting with Vermont clients, agents can create a strategy that reflects their brand and strengthens their place in Vermont’s real estate market. Embrace the available tools, stay engaged with your community, and build a lead-generation strategy that grows with you, creating a resilient business recognized and valued in Vermont.

About The Author

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

Posted in Agent Resources
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Dec. 1, 2024

How Buying Leads Stunts Real Business Growth

This article is part of our series on building a sustainable lead generation strategy for real estate agents. To start from the beginning, read the first article here. 

By New England Landmark Realty LTD

Many agents enter real estate to build their business, develop a personal brand, and grow a steady client base. However, relying heavily on purchased leads can keep these goals perpetually out of reach. While lead-buying might bring an immediate flow of potential clients, it also creates a dependency that limits agents’ long-term success. Here’s why relying on purchased leads often stunts real business growth—and how Vermont agents can build a self-sustaining pipeline that keeps them in control.

Buying leads may provide contact with potential clients, but it doesn’t build a brand. Agents relying on big-box platforms often become just one of many agents that clients might contact, rather than the agent they sought. When you buy leads, you’re essentially paying for a client’s contact details, not their loyalty or a personal connection.

In Vermont’s tight-knit communities, where word-of-mouth and trust go a long way, agents benefit from building a brand that locals recognize and rely on. Relying on platforms like Zillow or Realtor.com keeps agents in the shadow of these brands. Instead of seeing you as the local expert, clients may only view you as a name on a list provided by a big-box platform. In contrast, self-generated leads come to you specifically, allowing you to establish a reputation as a trusted Vermont agent.

Another reality is the cost of the “lead tax” on profitability. Every lead purchased from a third-party platform comes with a high price tag, either per lead or as a percentage of the commission, and these costs add up fast. For example, a Vermont agent closing a $500,000 home with a 2.5% commission might see $12,500 in commission. If 25% of that goes to a lead provider, that’s $3,125 before any other deductions. Add in a brokerage split, and take-home pay drops even more. This “lead tax” forces agents to pay for visibility on these platforms continually, money that could otherwise be reinvested into building a personal brand, community marketing, or a self-sustaining lead pipeline.

Relying on third-party leads also creates vulnerability. When your business is built on big-box leads, you’re at the mercy of the platform’s pricing, algorithm changes, and availability. Any shift in policies can immediately impact your lead flow, affecting your income. For example, if Zillow changes its pricing or limits leads in your area, your business could slow down unexpectedly. In contrast, agents who invest in self-generated leads build a pipeline they control. Whether through local networking, SEO, or referrals, self-generated leads provide a steady flow of clients, making the business less vulnerable to changes imposed by third parties. This sense of control over your business's fate is empowering and can lead to a more resilient business model.

Agents also miss valuable skill development when relying on purchased leads. Self-generating leads requires agents to hone critical digital marketing, networking, and client communication skills, which drive long-term growth. These skills are essential for Vermont agents, as Vermont real estate isn’t just about properties but about community, lifestyle, and local knowledge. Developing these abilities positions agents as experts, not just as names on a lead list, helping them understand what truly drives Vermont clients. Relying on purchased leads can limit an agent’s professional growth, leaving them under-prepared to market themselves effectively in Vermont’s unique market.

Then there’s the relationship aspect. When clients come from big-box platforms, they often view agents as interchangeable. With purchased leads, clients rarely seek out a particular agent; instead, they’re usually routed to whoever is available. Building loyalty and trust can be more challenging with clients who are passed along from a platform rather than those who come to you specifically. When clients arrive through your website, via referrals, or because they saw your local content, they see you as the trusted advisor they chose. These relationships start from a place of trust and familiarity, which is invaluable in Vermont’s market, where clients value community connections and local insight. Vermont buyers and sellers want an agent who understands the lifestyle and market trends specific to the region. With self-generated leads, every client relationship begins on solid ground, making it more likely to lead to repeat business and referrals. This emphasis on community connections can make you feel more valued and integral to your local market.

Relying on purchased leads may seem like a shortcut to quick business, but it ultimately limits growth, reduces profitability, and prevents agents from establishing a recognizable local brand. Some may argue that purchased leads provide a quick influx of potential clients, but the long-term costs and limitations they impose on your business far outweigh these short-term benefits. Each dollar spent on big-box leads could be used to build local skills, strengthen Vermont connections, or develop a reputation that keeps clients coming back.

In Vermont’s real estate market, local knowledge, personal connection, and trust are invaluable. Instead of paying for short-term, generic leads, invest in your brand, build your skills, and cultivate community relationships. With a self-sustaining pipeline, you’re creating a Vermont business that thrives independently—without the “lead tax” or reliance on platforms prioritizing their visibility over yours. The result? A company that grows resiliently, bringing in clients who genuinely value your expertise as a Vermont professional. This long-term approach to business can bring about a sense of optimism and confidence in your future success.

About The Author

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

Posted in Agent Resources
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