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Brandon VT Real Estate: Homes in a Historic Arts Town between Rutland and Middlebury

By Tony Walton, Principal Broker, New England Landmark Realty

Quick Answer

Brandon is a Rutland County town of about 4,130 people on US Route 7, between Rutland and Middlebury. Its downtown has 243 buildings on the National Register of Historic Places and a strong arts scene anchored by the Brandon Artists' Guild. After Tropical Storm Irene flooded downtown in 2011, the town installed a large culvert in 2017, and downtown stayed largely dry in the July 2023 floods. Children attend Neshobe School (PreK-6) and Otter Valley Union High School (7-12). Current Brandon listings appear at the bottom of this page, and our Brandon market report shows recent sales and prices.

Brandon at a Glance

• County: Rutland
• ZIP codes: 05733 (Brandon), 05745 (Forest Dale)
• Population: 4,129 (2020 Census)
• Area: about 40.2 square miles
• Villages: Brandon and Forest Dale
• Downtown: 243 buildings on the National Register of Historic Places
• Schools: Neshobe School (PreK-6); Otter Valley Union High School (7-12)

Living in Brandon

Brandon's downtown is one of its best assets: a walkable village of historic buildings along the Neshobe River, with galleries, studios, and restaurants. The Brandon Artists' Guild shows work by more than 30 local makers, and a summer concert series plays Wednesday evenings in July and August on the Brandon Inn grounds by the river.

The town has notable history. Stephen A. Douglas, the senator who debated Abraham Lincoln, was born here, and his birthplace is now the Brandon Museum and visitor center. Thomas Davenport, credited by some with inventing the electric motor, was born and lived in Brandon.

Outdoors, Branbury State Park on Lake Dunmore and the nearly 16,000-acre Moosalamoo National Recreation Area are just north, with hiking, biking, paddling, and snow sports. Rutland is to the south and Middlebury to the north on Route 7.

Flooding and the Downtown Culvert

Tropical Storm Irene hit downtown Brandon hard in 2011. In 2017 the town completed a large culvert under Route 7 to carry the Neshobe River's floodwaters, and town officials report it has handled several high-water events since, keeping downtown largely dry during the July 2023 floods. Buyers should still read the seller's flood disclosure and check the flood zone for any home near the river or Otter Creek.

Schools

Brandon is part of the Otter Valley Unified Union School District. Neshobe School serves PreK through grade 6, and Otter Valley Union High School, in Brandon, serves grades 7-12.

Homes in Brandon

Buyers in Brandon find historic village homes, in-town homes within walking distance of downtown, farmhouses, homes in Forest Dale, rural homes on acreage, and land. See what's for sale now in the listings below, and check recent sale prices in the Brandon market report, which updates as homes sell.

For older village homes, plan for a thorough inspection, including lead paint for homes built before 1978.

Getting Around

• US Route 7 runs through downtown Brandon, south to Pittsford and Rutland and north to Middlebury.
• Vermont Route 73 runs east from Brandon through Forest Dale and over Brandon Gap toward Rochester, and west toward Sudbury.

Costs to Plan For

Vermont's property transfer tax, paid by the buyer at closing, is 0.5% on the first $200,000 of a primary residence and 1.47% above that; 3.62% for a second home suitable for year-round use; and a VHFA-financed primary residence is exempt on the first $250,000. Estimate your payment, transfer tax, and cash to close with our Vermont Home Cost Calculator, and see our Vermont home inspection guide.

Frequently Asked Questions

What county is Brandon, VT in?

Rutland County, on US Route 7 between Rutland and Middlebury.

What are the ZIP codes for Brandon, VT?

05733 for Brandon and 05745 for Forest Dale.

Does downtown Brandon still flood?

After Irene flooded downtown in 2011, the town built a large culvert in 2017. Town officials report it has handled several high-water events since, and downtown stayed largely dry in the July 2023 floods. Always check the flood zone for a specific property.

What schools serve Brandon?

Neshobe School for PreK through grade 6, and Otter Valley Union High School for grades 7-12.

How do I see recent home prices in Brandon?

Our Brandon market report lists recent sales, prices, and days on market, and updates automatically.

What to Do Next

Call our office at 802-253-4711, reach Tony Walton directly at 802-233-4107, or contact us.

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• Vermont Home Buying Guide
• Nearby: Pittsford, Middlebury, East Middlebury, Chittenden

Sources

• Brandon, Vermont (county, population, area, ZIP codes, Forest Dale, Stephen Douglas, Thomas Davenport, historic downtown, schools)
• Vermont Tourism, Brandon (Artists' Guild, 243 historic buildings, concerts, Branbury, Moosalamoo)
• WCAX, Devastated by Irene, Brandon remains dry during latest flooding
• Culvert under US Route 7 in Brandon (FEMA mitigation grant)
• Vermont Department of Taxes, Property Transfer Tax