What an Acre of Vermont Land Typically Costs in 2026

The price of one acre of land in Vermont depends on what you’re buying (farm ground, buildable lots, recreational timberland), where it sits, and what you’re allowed to do with it. As a statewide baseline for agricultural property, the average value of farm real estate in Vermont was $3,900 per acre in 2023—up 5.4% year over year—and cropland averaged $4,400 per acre, according to the USDA’s Land Values 2023 Summary. Those figures focus on agricultural land, so buildable residential parcels and prime development sites can price far above these averages.

What Vermont land prices look like right now (2025 snapshot)

Recent sales data shows a market that’s active, but more price-sensitive than during peak pandemic-era demand.

• The median sale price of land across five counties declined 8.14% to $141,000 in 2025, according to the Hickok and Boardman Vermont Land Market Report.
• The average sale price of land dropped 33.65% to $183,952 in 2025, per the Hickok and Boardman Vermont Land Market Report.
• 116 land parcels sold in 2025, a 3.57% increase from 2024, based on the Hickok and Boardman Vermont Land Market Report.
• Average days on market for land rose to 134 days (up 8%) in 2025, according to the Hickok and Boardman Vermont Land Market Report.
• New listings for land increased 9.6% to 228 in 2025, per the Hickok and Boardman Vermont Land Market Report.

At mid-year 2025, the land segment posted an 8% decline in median sale price while sales still rose 3.57%, according to the Hickok and Boardman Vermont Market Report – Mid-Year 2025. For buyers, that combination often means more negotiating room—especially on parcels with constraints (wetlands, steep slopes, no power at the road) or pricing that hasn’t caught up to current demand.

Location: the single biggest driver of price per acre

In Vermont, an acre’s value can change dramatically over a short distance. Areas with strong job access, services, and year-round demand typically command higher per-acre pricing than remote, landlocked, or utility-free parcels.

County-level signals to watch (2025)

• Chittenden County’s median land sale price was $250,000, up 11.1% year over year in 2025, according to the Hickok and Boardman Vermont Land Market Report. This aligns with persistent demand near Burlington and the Champlain Valley.
• Lamoille County’s median land sales price jumped 36.4% to $120,000 in 2025, per the Hickok and Boardman Vermont Land Market Report. Buyers often pay premiums for proximity to mountain recreation and second-home markets.
• Washington County’s median land sales price fell 26.4% to $146,500 in 2025, according to the Hickok and Boardman Vermont Land Market Report. That kind of shift can create opportunities for buyers who can move quickly and evaluate parcels carefully.

Development potential (and restrictions) can add or erase value

Two parcels with the same acreage can have very different values based on buildability and legal use. Land tends to price higher when it offers:

• Clear, usable building sites (good soils, manageable slopes, dry ground)
• Room for septic and a well (or access to municipal water/sewer)
• Flexible zoning that supports your intended use
• Minimal permitting friction (or permits already in place)

Conversely, Vermont land values often drop when parcels are dominated by steep terrain, wetlands, limited frontage, or conservation restrictions. Before you buy, verify local zoning, setbacks, subdivision rules, and any environmental constraints that could affect construction, driveway permits, septic approvals, or shoreline work.

Access, utilities, and “livability” matter more than ever

Today’s buyers often prioritize year-round access and connectivity. Parcels with paved-road frontage, maintained class roads, or legal deeded access generally attract more interest and support higher prices. Utilities also shape value: power at the road, reliable cell service, and broadband availability can move a parcel from “recreational only” to “build-ready” in a buyer’s mind—and that shift often shows up in the price per acre.

Market conditions: supply is up, and buyers are taking more time

The 2025 land market shows expanding inventory and slower decision cycles. New land listings increased 9.6% to 228 in 2025, and average days on market rose to 134 days (up 8%), according to the Hickok and Boardman Vermont Land Market Report. At the same time, closed sales still rose—116 parcels sold in 2025, a 3.57% increase from 2024, per the same Hickok and Boardman Vermont Land Market Report.

That mix typically signals a market where well-priced, high-quality parcels move, while compromised or over-ambitious listings linger. It also reinforces why “price per acre” is only useful when you compare truly similar parcels.

Zoning and property taxes shape long-term affordability

Beyond the purchase price, your total cost of ownership depends on local property taxes and what the town allows you to do. Zoning that permits residential use, multi-lot subdivision, or certain commercial activities can increase value because it expands the buyer pool. Meanwhile, carrying costs vary by municipality, so two similar parcels in different towns may have very different tax impacts over time.

How to estimate the value of one acre in Vermont (practical method)

To price an acre realistically, anchor your estimate in comparable sales and then adjust for factors that buyers consistently pay for:

• Buildability: soils, slopes, wetlands, septic feasibility
• Access: road class, frontage, driveway complexity, easements
• Utilities: power, internet options, cell coverage
• Use case: primary home, second home, hunting camp, timber investment
• Time-to-sell expectations: longer marketing times can increase negotiating leverage

Use town records, MLS history (when available), and local agents who track land transactions to build a clean set of comps. Then test your estimate against the current market’s direction: in 2025, the median land sale price across five counties declined 8.14% to $141,000 and the average sale price dropped 33.65% to $183,952, according to the Hickok and Boardman Vermont Land Market Report.

General per-acre price ranges you’ll see in Vermont

After you account for location, access, and buildability, these broad ranges often help buyers categorize listings:

• Prime development land: $20,000–$100,000+ per acre
• Secondary home sites: $5,000–$20,000 per acre
• Recreational/hunting land: $1,000–$5,000 per acre
• Remote forest/mountain land: $500–$2,000 per acre

These are not guarantees—just starting points. A single attribute (like a permitted septic design, a drilled well, or power already on-site) can materially change value.

Final thoughts

One acre of land in Vermont can be worth “farm-land money” in one location and “development-site money” in another. Use credible baselines like the USDA’s Land Values 2023 Summary for agricultural context, then ground your decision in current Vermont land-market signals. In 2025, pricing has softened in key metrics while activity remains steady—median sale price down 8.14% to $141,000, average sale price down 33.65% to $183,952, and 116 parcels sold (up 3.57%)—as reported by the Hickok and Boardman Vermont Land Market Report. When you pair that with longer marketing times (134 days on average, up 8%) and more listings (up 9.6% to 228), careful due diligence becomes the fastest path to getting the right acre at the right price.

Frequently Asked Questions (FAQs)

What is the most expensive type of land per acre in Vermont?

Prime development land in high-demand areas tends to command the highest per-acre prices, especially when zoning allows subdivision, utilities are nearby, and the parcel supports straightforward septic and driveway approvals.

What is typically the least expensive land per acre?

Remote forest and mountain parcels with limited access, no utilities, steep slopes, or wetland constraints often sit at the low end of Vermont’s per-acre pricing because they have fewer viable use cases.

Do zoning laws impact an acre’s value?

Yes. Zoning determines what you can build and how you can use the land, which directly affects demand, financing options, and resale value.

Are Vermont land prices rising or falling in 2025?

Overall pricing has softened while sales activity remains resilient. At mid-year 2025, the land segment saw an 8% decline in median sale price even as sales rose by 3.57%, according to the Hickok and Boardman Vermont Market Report – Mid-Year 2025.

How can I estimate what an acre should sell for before making an offer?

Pull recent comparable land sales in the same town (or a truly similar nearby market), then adjust for buildability, access, utilities, and zoning. When possible, confirm assumptions with town records and professionals (surveyors, septic designers, and local agents who specialize in land).