The Math of Vulnerability

By New England Landmark Realty LTD

Here's a number that should stop you mid-scroll: 322,000. That's how many REALTORS® felt fear for their safety while on the job in the past year, according to the National Association of REALTORS®. Not mild discomfort. Fear. The primal kind that makes your hand hover over your phone, wondering if you should text someone where you are.

Another number: 56,000 REALTORS® were victims of actual crimes while performing their duties. Not in dark alleys. In living rooms. In vacant properties on tree-lined streets that look like they belong on a postcard. In Vermont.

And here's the statistic that should make every homebuyer and seller pause: Only 53% of real estate brokerages have standard safety procedures in place. Which means roughly half of us are winging it, hoping our instincts and a charged phone will be enough.

They weren't enough for Beverly Carter.

The Beverly Carter Story: When Protocol Isn't Protection

September 25, 2014. Little Rock, Arkansas. Beverly Carter, 49—a respected REALTOR®, a mother, someone who followed the rules—scheduled a showing at a vacant property in a rural area. She did what many agents do: she showed up alone to meet potential buyers. Except they weren't buyers. They were predators.

Beverly was kidnapped from that property. Her body was found days later in a shallow grave. Her murderer later told investigators he targeted her specifically because she was a real estate agent—alone, vulnerable, accessible through public advertising. "She was a rich broker," he said, as if that justified the unspeakable.

Beverly's murder changed the industry. Her son, Carl Carter, founded the Beverly Carter Foundation to advocate for agent safety nationwide. September became REALTOR® Safety Month. Training programs proliferated. Apps were developed. But the fundamental vulnerability remains: we meet strangers in empty houses, often alone, because that's the job.

In Vermont, we pride ourselves on community, on knowing our neighbors, on the safety of rural living. But isolation isn't just a feature—it's sometimes a risk. Poor cell coverage in the Kingdom. Vacant properties on dirt roads in the Mad River Valley. That gorgeous converted barn in Waitsfield with no neighbors for a quarter mile. These aren't just listing features. They're also security concerns.

The Uncomfortable Truth: Independence Demands Interdependence

Real estate agents are the original gig-economy workers—independent contractors who spend most of their time in the field, meeting people we don't know, in places we can't control. We can't vet every potential client who calls us from an online listing. We can't demand background checks before a showing. And we're trained—culturally, professionally, economically—to say yes. To accommodate. To make it work.

This is where you come in. Because the safest transaction isn't one where the agent takes all the precautions—it's one where everyone in the ecosystem understands the stakes and acts accordingly.

How Home Buyers Can Help Keep Your REALTOR® Safe

    1. Understand That Pre-Qualification Isn't Personal—It's Protective

When your agent asks you to meet at their office first, to provide identification, to get pre-approved by a lender before scheduling showings—they're not doubting your intentions. They're protecting their life...

    1. Offer to Meet Publicly First

Suggest meeting your agent at their office or a coffee shop before the first showing. This isn't just courteous—it's a gift...

    1. Be Transparent About Your Contact Information

Use your real name. Provide a working phone number. Don't insist on communicating only through burner emails or anonymous texts...

    1. Respect Showing Protocols

If an agent brings a colleague to a showing, don't be offended...

    1. Accept That Some Showings Require Company

For vacant properties, especially in rural areas or those with poor cell coverage, agents may require that someone accompany them...

How Home Sellers Can Help Protect Agents Showing Their Property

    1. Secure Your Property and Your Information

Remove valuables, prescription medications, and personal documents before showings...

    1. Improve Property Accessibility and Safety

Ensure all areas of your home are well-lit...

    1. Never Show Your Home Yourself

I've had sellers tell me they'll "just handle this one showing"...

    1. Support Open House Safety Measures

If your agent brings a colleague to an open house...

    1. Communicate About Risk Factors

If your property has unusual risk factors—remote location, foreclosure history, squatters in the area—tell your agent upfront...

The Vermont Context: Isolation Is a Double-Edged Sword

Vermont sells itself on what it isn't: not crowded, not rushed, not dangerous...

The New Social Contract

Here's what the Beverly Carter story teaches us: protocols without partnership are insufficient...

The Bottom Line: Empty Houses, Full Accountability

Beverly Carter followed industry-standard safety protocols. She was careful. She was experienced...

For Vermont REALTORS®: The National Association of REALTORS® offers comprehensive safety resources at nar.realtor/safety, including training courses, safety apps, protocols, and the REALTOR® Safety Pledge. September is REALTOR® Safety Month—but the work is year-round.

For Buyers and Sellers: Ask your agent what safety protocols they follow. Offer to help them implement those protocols. And if they seem overly cautious, good. That's the person you want negotiating the biggest transaction of your life.

Why REALTOR® Safety Should Matter to You

Real estate safety isn't just about the agent—it's about building trust throughout the transaction. Whether you're touring a vacant colonial in Montpelier or listing a ski chalet in Stowe, understanding safety protocols for Vermont real estate agents creates transparency and fosters confidence between all parties.

Ready to Make Your Move?

Whether you're buying your first Vermont home or preparing to list a rural retreat, working with a REALTOR® who prioritizes safety is essential. Let’s ensure your next transaction is secure, respectful, and successful—for everyone involved.

Contact Tony Walton

Tony Walton
Phone: 802-253-4711
Email: tonywalton@nelandmark.com
Office: 26 N Main Street Suite 2, Waterbury, VT 05676
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