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Lake Champlain Waterfront Homes in Vermont: 2026 Prices in the Champlain Islands and Ferrisburgh
Updated September 27, 2026 by Tony Walton, Principal Broker, New England Landmark Realty
Quick Answer
Lake Champlain waterfront homes in Vermont range from small seasonal camps to multimillion-dollar estates. In 2026 through September 27, 23 waterfront single-family homes sold in South Hero, Grand Isle, North Hero, and Ferrisburgh at a median of $915,000, from $420,000 to $4,350,000. Well-priced waterfront homes sold fast: the median sold in 7 days, at 99.3% of its original list price.
Key Takeaways
Two-Sentence Summary
North Hero offered the most waterfront choices and the lowest prices, with 11 sales at a median of $640,000, while South Hero's 6 waterfront sales had a median of $1,024,500. Waterfront homes that sold within 30 days got a median of 100% of list price, while the 3 that took 100 days or more got 82.8%.
If You Only Remember 3 Things
- The 2026 median for waterfront single-family homes in these four towns was $915,000 across 23 sales.
- Waterfront inventory is thin: these four towns had only 23 waterfront single-family sales in nine months.
- Pricing matters: well-priced homes sold in about a week, while the few that sat 100 days or more sold at a median of 82.8% of their first asking price.
Quick Facts
- Waterfront single-family sales, Jan 1 to Sept 27, 2026: 23, median $915,000, range $420,000 to $4,350,000
- By price: 6 under $600,000; 8 from $600,000 to $999,999; 7 from $1 million to $1.99 million; 2 at $2 million or more
- Median days on market: 7; 18 of 23 sold within 30 days
- Typical home (medians): 3 bedrooms, about 1,850 square feet, built in the mid-1960s, on about 1.9 acres
Waterfront Prices by Town
- North Hero: 11 waterfront sales, median $640,000, from $420,000 to $1,295,000. 7 of the 11 sold under $700,000.
- South Hero: 6 waterfront sales, median $1,024,500, from $815,000 to $1,900,000. 5 of the 6 were built before 1950.
- Ferrisburgh: 4 waterfront sales, from $435,000 to $4,350,000, with a median of $1,535,000.
- Grand Isle: 2 waterfront sales, at $575,000 and $3,075,000.
Small samples mean one sale can move a town's median, so use these as a guide. Check live waterfront listings and sales in our market reports: North Hero, South Hero, Grand Isle, and Ferrisburgh.
The Champlain Islands
South Hero, Grand Isle, and North Hero are part of Grand Isle County, a chain of islands in Lake Champlain connected to the mainland by US Route 2. Island living means shoreline on multiple sides, views west to the Adirondacks or east to the Green Mountains, and a quieter, rural pace, with the southern islands closest to Burlington. State parks such as Grand Isle State Park and Knight Point State Park in North Hero add public lake access.
Ferrisburgh and the East Shore
Ferrisburgh, in Addison County south of Charlotte, has east-shore frontage with views across the lake to the Adirondacks, and is home to Kingsland Bay State Park. For other east-shore towns closer to Burlington, see our Charlotte, Shelburne, and Colchester pages.
What to Check Before Buying on the Lake
- Year-round or seasonal: many older lake homes began as camps. Confirm heating, insulation, winter road access, and whether water lines are winterized.
- Water and septic: some lake homes draw water from the lake. Test the water supply and inspect the septic system, which often sits on a small or sloped lot.
- Shoreland rules: Vermont's Shoreland Protection Act covers new development, redevelopment, and clearing within 250 feet of the mean water level on lakes over 10 acres, so plans to expand or clear may need a state permit.
- Frontage and access: the type of shoreline (sand, ledge, or bluff), a dock or mooring, and deeded rights all affect value.
Costs to Plan For
Vermont's property transfer tax on a primary residence is 0.5% on the first $200,000 and 1.47% above that, about $11,500 at the $915,000 waterfront median. A second home pays 3.62%, about $33,100. If the property won't be your primary residence, budget for the second-home rate. See our Vermont closing costs guide.
Frequently Asked Questions
How much does a Lake Champlain waterfront home cost in Vermont?
In South Hero, Grand Isle, North Hero, and Ferrisburgh, 23 waterfront single-family homes sold at a median of $915,000 from January 1 to September 27, 2026, from $420,000 to $4,350,000.
Where are the most affordable Lake Champlain waterfront homes?
Of these four towns, North Hero had the most waterfront sales and the lowest prices in 2026: 11 sales at a median of $640,000, with 7 under $700,000.
How fast do Lake Champlain waterfront homes sell?
Well-priced ones sell fast. The median waterfront home in these towns sold in 7 days in 2026, and 18 of 23 sold within 30 days at a median of 100% of list price.
Do I need a permit to build or clear near Lake Champlain?
Often. Vermont's Shoreland Protection Act covers new development, redevelopment, and clearing within 250 feet of the mean water level on lakes larger than 10 acres, which includes Lake Champlain.
Are Lake Champlain camps year-round homes?
Some are and some aren't. Many older lake homes started as seasonal camps, so check heating, insulation, water supply, and winter road access before you buy.
How much is the transfer tax on a lakefront home?
At the $915,000 waterfront median, about $11,500 for a primary residence and about $33,100 for a second home.
What to Do Next
Call our office at 802-253-4711, reach Tony Walton directly at 802-233-4107, or contact us.
Want Vermont market updates and homeowner tips in your inbox? Sign up for Tony's newsletter. You can unsubscribe at any time.
Sources
- Waterfront single-family sales: MLS search of waterfront single-family homes sold January 1 to September 27, 2026 in Ferrisburgh, Grand Isle, North Hero, and South Hero. One South Hero property appeared twice in January at the same $1,100,000 price and is counted once. Medians and ratios calculated by New England Landmark Realty from the individual sales.
- Vermont Department of Environmental Conservation, Shoreland Permitting
- Vermont Department of Taxes, Property Transfer Tax
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Copyright 2026 PrimeMLS, Inc. All rights reserved. This information is deemed reliable, but not guaranteed. The data relating to real estate displayed on this display comes in part from the IDX Program of PrimeMLS. The information being provided is for consumers’ personal, noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data last updated .
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