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Proctorsville VT Real Estate: Village Homes near Okemo in Cavendish

By Tony Walton, Principal Broker, New England Landmark Realty

Quick Answer

Proctorsville is a village in the town of Cavendish, in Windsor County, on the Black River where Vermont Routes 103 and 131 meet. Okemo Mountain Resort in Ludlow is just west on Route 103, so Proctorsville pairs a village setting with easy access to the slopes. Current Proctorsville homes for sale appear at the bottom of this page, and our Cavendish and Proctorsville market report shows recent sales and prices.

Proctorsville at a Glance

• Town: Cavendish, which includes the villages of Proctorsville and Cavendish
• County: Windsor
• ZIP codes: 05153 (Proctorsville) and 05142 (Cavendish)
• Population: 451 in the village; 1,392 in the town of Cavendish (2020 Census)
• Roads: Vermont Routes 103 and 131
• Schools: Cavendish Town Elementary School in Proctorsville and Green Mountain Union High School in Chester (Green Mountain Unified School District)

Living in Proctorsville

Proctorsville is a compact village along the Black River, with homes close together near the center and rural properties in the hills of Cavendish around it. Okemo's slopes are a short drive west in Ludlow, and Route 103 also leads south through Proctorsville Gulf to Chester.

Cavendish has some remarkable history. In 1848, railroad foreman Phineas Gage survived an iron rod driven through his head while working near Cavendish, a case that became famous in the history of brain science. Later, the Nobel Prize-winning Russian writer Aleksandr Solzhenitsyn lived in Cavendish during his years in exile.

Homes in Proctorsville

Buyers in Proctorsville and Cavendish find village homes, older homes near the river, ski-country homes and condos within reach of Okemo, and rural homes with land. See what's for sale now in the listings below, and check recent sale prices in the Cavendish and Proctorsville market report, which updates as homes sell.

Planning to rent the home when you're not using it? Check Cavendish's current short-term rental rules first. For homes near the Black River, read the seller's flood disclosure and check the flood zone. Our second home guide covers what to check.

Getting Around

• Vermont Route 103 runs west to Ludlow and Okemo, and south through Proctorsville Gulf to Chester, toward I-91.
• Vermont Route 131 heads east from Proctorsville toward Weathersfield and I-91.

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; 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. Homes outside the village often have private wells and septic systems; see our Vermont home inspection guide.

Frequently Asked Questions

Is Proctorsville its own town?

No. Proctorsville is a village in the town of Cavendish, in Windsor County, along with the village of Cavendish.

What is the ZIP code for Proctorsville, VT?

05153. The village of Cavendish uses 05142.

How close is Proctorsville to Okemo?

Okemo Mountain Resort is just west of Proctorsville in Ludlow, via Vermont Route 103.

What schools serve Proctorsville?

Cavendish Town Elementary School in Proctorsville, and Green Mountain Union High School in Chester, part of the Green Mountain Unified School District.

How do I see recent home prices in Proctorsville?

Our Cavendish and Proctorsville 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
• Vermont Second Home Buying Guide
• Nearby: Killington, Woodstock

Sources

• Proctorsville, Vermont (village, population, ZIP codes, routes, Black River)
• Cavendish, Vermont (town, population, villages, Phineas Gage, Solzhenitsyn)
• NCES, Green Mountain Unified School District schools
• Vermont Department of Taxes, Property Transfer Tax