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Topsham VT Real Estate: Country Homes and Land along the Waits River

By Tony Walton, Principal Broker, New England Landmark Realty

Quick Answer

Topsham is a rural Orange County town of about 1,200 people, with four small villages and about 49 square miles of hills, farms, and forest. Route 25 follows the Waits River through the villages of Waits River and West Topsham, southeast toward Bradford and northwest to US Route 302. Kids in grades K-8 attend the Waits River Valley School, which Topsham shares with Corinth, and the district pays high school tuition to the school each family chooses. Current Topsham listings appear at the bottom of this page, and our Topsham market report shows recent sales and prices.

Topsham at a Glance

• County: Orange
• ZIP codes: 05076 (Topsham) and 05086 (West Topsham); some addresses use East Corinth (05040)
• Population: 1,199 (2020 Census)
• Area: about 49 square miles
• Villages: East Topsham, Topsham Four Corners, Waits River, and West Topsham
• Schools: Waits River Valley School (K-8) in East Corinth; high school tuition paid to the school of the family's choice

Living in Topsham

Topsham is a quiet, spread-out town with no single downtown. Its four villages are small clusters of homes along the back roads and the Waits River, which runs through the western part of town. People come here for space, privacy, and a working rural landscape, and many homes sit on acreage.

For groceries and services, Bradford is to the southeast and the Barre area is to the northwest via US Route 302.

Schools and High School Choice

Topsham and Corinth together make up the Waits River Valley School District, part of the Orange East Supervisory Union. Students in kindergarten through grade 8 attend the Waits River Valley School on Route 25 in East Corinth. The district doesn't operate a high school; instead, it pays secondary tuition to the high school each family chooses, after residency verification.

Homes and Land in Topsham

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

Buying land or a home on a back road? Check road access in winter and mud season, septic and well permits, and whether the land is enrolled in Current Use. Our Vermont Land Buying Guide walks through it.

Getting Around

• Vermont Route 25 follows the Waits River through Waits River and West Topsham, southeast through East Corinth to Bradford and I-91, and northwest to US Route 302 in Orange.
• US Route 302 connects west toward Barre and Montpelier.

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. Most Topsham homes have private wells and septic systems, so plan for water testing and a septic inspection; see our Vermont home inspection guide.

Frequently Asked Questions

What county is Topsham, VT in?

Orange County, between Bradford and the Barre area.

What are the ZIP codes for Topsham, VT?

05076 for Topsham and 05086 for West Topsham. Some addresses in town use East Corinth (05040).

What schools serve Topsham?

The Waits River Valley School in East Corinth for grades K-8, shared with Corinth. For high school, the district pays tuition to the high school each family chooses.

Is there land for sale in Topsham, VT?

Topsham is a rural town of about 49 square miles, and land and homes on acreage come up for sale regularly. See the current listings below.

How do I see recent home prices in Topsham?

Our Topsham 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 Land Buying Guide
• Nearby towns: Corinth, Bradford, Newbury, Barre Town

Sources

• Topsham, Vermont (county, population, area, villages, ZIP codes, Waits River)
• Orange East Supervisory Union, School Choice (K-8 school and secondary tuition)
• Vermont Route 25
• Vermont Department of Taxes, Property Transfer Tax