The Benefits and Drawbacks of Buying Land in Vermont in 2026

Vermont’s mountains, forests, and small-town character continue to draw buyers who want more space and a slower pace. But land in the Green Mountain State comes with real tradeoffs—especially around permitting, infrastructure, taxes, and seasonal build constraints. Before you buy, it helps to understand Vermont’s land supply, recent market shifts, and the on-the-ground realities of owning rural acreage.

Geographically, Vermont offers a lot of room to roam: the state spans approximately 9,249 square miles of land area, and only 1.3% is classified as urban, according to the U.S. Census Bureau (via Open Data Network). Agriculture also remains a major land use—Vermont has 1.2 million acres of land in farms (ranking 41st nationally in 2024), according to the U.S. Energy Information Administration (EIA).

On the market side, conditions have shifted recently. Across five counties, the median sale price of land declined 8.14% to $141,000 in 2025, according to the Hickok & Boardman Vermont Land Market Report. The average sale price dropped even more—down 33.65% to $183,952 in 2025—also reported by the Hickok & Boardman Vermont Land Market Report. At the same time, activity held steady: 116 land parcels sold across five counties in 2025, up 3.57% from 2024, per the Hickok & Boardman Vermont Land Market Report. Buyers may also have slightly more breathing room—average days on market for land rose to 134 days in 2025 (up 8% from 2024), according to the Hickok & Boardman Vermont Land Market Report.

The Pros of Buying Land in Vermont

Nature, Privacy, and a Quieter Lifestyle

Vermont appeals to people who want daily access to the outdoors and a more peaceful rhythm of life. Large stretches of the state remain rural, which supports privacy, dark skies, and recreation such as hiking, skiing, fishing, and hunting. For many buyers, the value is less about “flip potential” and more about lifestyle: owning a place where weekends feel like a reset.

Market Signals: More Time to Shop in Some Areas

If you’ve felt priced out in recent years, current trends may improve your negotiating position. With the median land sale price across five counties down 8.14% to $141,000 in 2025, per the Hickok & Boardman Vermont Land Market Report, some buyers are seeing better entry points than they expected. The average sale price also fell 33.65% to $183,952 in 2025, according to the Hickok & Boardman Vermont Land Market Report, which suggests a broader cooling in certain segments of the land market (while still varying dramatically by town, access, and buildability).

County-by-County Upside (Location Matters)

Vermont is not one land market—it’s many micro-markets.

• Chittenden County: If you prioritize jobs, services, and resale liquidity, you’ll likely watch this area closely. The median land sale price in Chittenden County hit $250,000 in 2025, up 11.1% year over year, according to the Hickok & Boardman Vermont Land Market Report.
• Lamoille County: Buyers seeking value with growth potential often look here. Lamoille County’s median land sale price jumped 36.4% to $120,000 in 2025, per the Hickok & Boardman Vermont Land Market Report.
• Franklin County: More transactions can signal growing interest and improved market liquidity. Franklin County land sales increased 31.6% to 25 parcels in 2025, according to the Hickok & Boardman Vermont Land Market Report.
• Washington County: If you care about options, volume can help. Washington County recorded 38 land parcels sold—the highest volume in 2025—per the Hickok & Boardman Vermont Land Market Report.

Income and Use Options Beyond Building a Home

Raw land can create value even before (or without) construction. Depending on zoning and site conditions, owners sometimes generate income by leasing for maple sugaring, forestry/logging, agricultural use, or recreational access. In select locations, specialized leases (such as for communications infrastructure) may also be possible. Many buyers also treat land ownership as a long-term play—holding acreage for future use, family planning, or eventual subdivision where permitted.

Conservation Tools and Long-Term Stewardship

Vermont’s culture strongly supports land conservation. Programs like current-use taxation and conservation easements can help reduce carrying costs while protecting working forests, habitat, and farmland. These options can be especially attractive for buyers who want to preserve what makes Vermont feel like Vermont—rather than maximizing development.

The Cons of Buying Land in Vermont

A Short Construction Season (and Mud Season Reality)

Vermont’s climate shapes everything: site work, excavation, septic installation, and driveway construction typically compress into a limited window. Spring thaw brings mud season, and deep frost can complicate foundations and underground utilities. If your plan depends on building quickly, you need a schedule that accounts for weather delays and contractor availability.

Regulations, Permitting, and “Buildability” Surprises

Many parcels look perfect until you evaluate what you can actually do on them. Zoning rules, setbacks, shoreland protections, wastewater and septic requirements, deed restrictions, and conservation easements can all limit development. Always confirm buildability with the town zoning administrator and qualified professionals (engineers, attorneys, surveyors) before you close.

Inventory and New Supply Constraints

Even when demand cools, new housing and land development don’t always accelerate—especially in states with limited permitting volume. Vermont ranked #46 out of 51 states for 2024 housing permits with 2,654 units permitted, according to the Vermont Futures Project Competitiveness Dashboard. Limited new supply can keep desirable parcels scarce, particularly near employment centers and resort areas.

Recent land-market data also suggests buyers may need patience. While 116 land parcels sold across five counties in 2025 (up 3.57% from 2024), per the Hickok & Boardman Vermont Land Market Report, the average time to sell increased: days on market rose to 134 in 2025 (up 8% from 2024), according to the Hickok & Boardman Vermont Land Market Report. That can be good news if you want time for due diligence—but it also signals that not every listing is a slam dunk.

Tax and Second-Home Considerations for Non-Residents

Out-of-state buyers should plan carefully for Vermont’s property-related taxes and rules that can affect second homes and short-term rentals. Local tax rates and classifications vary by town, and second-home ownership can change your total carrying costs. Before purchasing, confirm how the property will be classified and what that means for annual expenses and any future sale.

Infrastructure Gaps: Broadband, Roads, and Utilities

Rural Vermont can be stunning—and inconvenient. Some areas still face unreliable cell service and uneven broadband performance. Winters also put real stress on roads, driveways, and power lines. If you’re buying land for remote work or year-round living, verify internet options, plowing responsibility, emergency access, and the cost to extend electric service or improve a driveway.

Hidden Ownership Costs

Raw land and rural homesites can bring expenses that don’t show up in a listing price: driveway installation and maintenance, well drilling, septic design, land clearing, erosion control, and ongoing plowing. Budget conservatively, and treat “unknowns” (like ledge, wetlands, or soil limitations) as real line items—not hypotheticals.

Final Thoughts on Buying Land in Vermont

Buying land in Vermont can be deeply rewarding if you want nature, privacy, and a long-term connection to place. Today’s market also reflects meaningful movement: across five counties, the median land sale price fell 8.14% to $141,000 in 2025 and the average sale price dropped 33.65% to $183,952, according to the Hickok & Boardman Vermont Land Market Report. But outcomes still depend heavily on county, access, and buildability—Chittenden’s median reached $250,000 (up 11.1% YoY) while Lamoille jumped to $120,000 (up 36.4%), per the same report.

Your best strategy is simple: do thorough due diligence, price in infrastructure and permitting realities, and build a local team (agent, attorney, surveyor/engineer, septic designer, and builder) before you commit. With the right expectations, Vermont’s rural land can deliver both lifestyle value and long-term flexibility.

Frequently Asked Questions (FAQs)

What permits do I need to build on land in Vermont?

Most projects require local zoning approval, and many builds also need wastewater/septic permits. Larger or more complex development may trigger additional state-level review (including Act 250 in certain cases). Always confirm requirements with the town zoning administrator and your septic designer/engineer before purchasing.

Can I buy raw land and camp on it while building my house in Vermont?

Rules can vary by town and by how camping is set up (vehicle vs. tent, sanitation, length of stay). Check local ordinances and speak with the zoning office before assuming you can camp on-site during construction.

How do property and land taxes work in Vermont for out-of-state buyers?

Tax treatment depends on how the property is used (primary residence vs. second home vs. rental), and towns can apply different classifications and rates. If you’re buying from out of state, ask for a written estimate of annual taxes from the town and confirm whether any additional rules apply to non-primary residences or rentals.

How do I find discounted land for sale in Vermont?

Use major listing sites, but also look beyond them: local agents often know about off-market opportunities. In a shifting market—where the average days on market reached 134 days in 2025, according to the Hickok & Boardman Vermont Land Market Report—you may also find room to negotiate on parcels that have sat longer, especially if your due diligence is strong.

Can I finance raw land purchases with a mortgage in Vermont?

Yes, but financing vacant land is typically harder than financing a home. Many lenders require larger down payments, stronger credit, and clear plans for access, utilities, and buildability. Local banks, credit unions, and agricultural lenders may offer options depending on parcel size and intended use.