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Sutton VT Real Estate: Rural Homes and Land between Burke and Lake Willoughby

By Tony Walton, Principal Broker, New England Landmark Realty

Quick Answer

Sutton is a small, rural Caledonia County town of about 910 people in Vermont's Northeast Kingdom, just north of Lyndon and west of Burke. Its highest point is Mount Hor, and part of Willoughby State Forest lies in town. Snowfall averages well over 100 inches a year. Sutton School serves kindergarten through grade 8. Current Sutton listings appear at the bottom of this page, and our Sutton market report shows recent sales and prices.

Sutton at a Glance

• County: Caledonia (Northeast Kingdom)
• ZIP codes: 05867 (Sutton); some addresses use Lyndonville (05851) or West Burke (05871)
• Population: 913 (2020 Census)
• Area: about 38.4 square miles
• Communities: Sutton village and Sutton Depot
• Highest point: Mount Hor, about 2,650 feet
• Neighbors: Lyndon, Burke, Newark, Westmore, Barton, Sheffield, and Wheelock
• Schools: Sutton School (K-8), in the Kingdom East School District

Living in Sutton

Sutton is quiet, rural, and snowy, with farms, woods, and hills and a small village center. Snowfall averages well over 100 inches a year, so a good plow arrangement matters here.

The outdoors is close at hand. Willoughby State Forest, 7,682 acres across Sutton, Newark, and Westmore, has more than 12 miles of hiking trails, including the climbs up Mount Hor and Mount Pisgah above Lake Willoughby, plus about 12 kilometers of groomed Nordic ski terrain around Bartlett Mountain. Burke Mountain and Kingdom Trails are next door in Burke, and Lyndonville's shopping and services are just to the south.

Sutton also has one of Vermont's better town-name stories. Chartered in 1782 as Billymead, after the founder's son William, the town had had enough of Billy and his behavior by 1810 and voted to rename itself Sutton.

Schools

Sutton School, in the Kingdom East School District, serves about 110 students from kindergarten through grade 8. For high school options, contact the Kingdom East School District.

Homes and Land in Sutton

Buyers in Sutton find farmhouses, rural homes on acreage, cabins and camps, and open and wooded land for building. See what's for sale now in the listings below, and check recent sale prices in the Sutton market report, which updates as homes sell.

For rural property, check road access and winter maintenance, septic suitability, and whether the land is enrolled in Current Use. Our Vermont Land Buying Guide walks through it.

Getting Around

• US Route 5 runs north from West Burke through Willoughby State Forest toward Barton, and south through Lyndonville to St. Johnsbury.
• Interstate 91 is reached in Lyndon, just south of town.

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. Many Sutton homes have private wells and septic systems; see our Vermont home inspection guide.

Frequently Asked Questions

What county is Sutton, VT in?

Caledonia County, in Vermont's Northeast Kingdom, just north of Lyndon.

What is the ZIP code for Sutton, VT?

05867. Some addresses use Lyndonville (05851) or West Burke (05871).

What schools serve Sutton?

Sutton School, in the Kingdom East School District, for kindergarten through grade 8.

How much snow does Sutton get?

Annual snowfall averages well over 100 inches.

How do I see recent home prices in Sutton?

Our Sutton 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 Land Buying Guide
• Nearby: Lyndon, Burke, Westmore (Lake Willoughby)

Sources

• Sutton, Vermont (county, population, area, ZIP codes, communities, neighbors, Mount Hor, snowfall, Billymead history)
• Vermont FPR, Willoughby State Forest
• Kingdom East School District, Sutton School
• U.S. Route 5 in Vermont
• Vermont Department of Taxes, Property Transfer Tax