What to Do Next When You Inherit Land in Vermont in 2026

Inheriting land in Vermont can feel like a gift and a responsibility at the same time. The state’s rural economy is still deeply tied to agriculture—especially dairy—but land use and land values are shifting. Understanding today’s landscape will help you choose whether to keep the property, conserve it, build on it, or sell it.

Vermont agriculture continues to consolidate and evolve. According to the University of Vermont Extension (USDA Census of Agriculture summary), Vermont had about 6,800 farms across 1.2 million acres as of 2017. The same analysis noted that between 2012 and 2017, farmland decreased by 7% while the average farm increased by 10 acres—signals that parcels may change hands, combine, or shift uses over time.

Dairy remains the cornerstone of Vermont’s working landscape, even as farm counts decline. A decade ago (2015), Vermont had 868 dairy farms; today (2025) that number has dropped to 439— a loss of more than 400 dairies—according to Vermont Public (citing a Vermont Agency of Agriculture, Food and Markets report). Yet dairy’s economic footprint is growing: Vermont’s dairy industry had an annual economic impact of $5.4 billion in 2024, up from $2.6 billion 10 years ago, according to Cheese Reporter (citing the Vermont Agency of Agriculture, Food and Markets).

Today’s inherited parcel may be surrounded by active dairy production or dairy-driven land management. Vermont has over 480 dairy farms milking cows, sheep, and/or goats in 2024, per Cheese Reporter. In 2024, Vermont’s milk production totaled 2.48 billion pounds with about 114,000 dairy cows, according to Cheese Reporter (citing USDA National Agricultural Statistics Service). Dairy also accounts for 58% of Vermont’s agricultural sales in 2024, and 52% of Vermont farmland is dedicated to dairy and dairy crops, according to Cheese Reporter (citing the Vermont Agency of Agriculture, Food and Markets). The industry supports approximately 17,318 jobs and $812 million in wages and salaries, per Cheese Reporter.

Get to Know Vermont Land Inheritance and Probate Basics

Before you make any plans—selling, building, leasing, or conservation—confirm how and when you legally become the owner. In Vermont, the deceased person’s assets typically pass according to a valid will. If there is no will, Vermont’s intestacy (no-will) rules determine who inherits.

For real property (land and buildings), ownership is not fully updated until the estate completes the probate process and records the correct deed and title changes. In practical terms, this matters because you usually cannot sell, refinance, or subdivide until the estate’s paperwork is complete and the deed is in the right name.

Timing note: The probate process for recording the change of land ownership with inherited property commonly takes about 6–12 months in Vermont. If multiple heirs are involved, if boundaries are disputed, or if the estate has debts or missing records, it can take longer.

Inventory the Parcel: Boundaries, Title, Zoning, and Real-World Constraints

Once probate is underway (or completed), build a clear file on what you actually inherited. A land parcel can look simple on a map but still come with legal limits, access issues, or hidden costs.

• Surveys & boundaries: Order a professional survey to confirm acreage, boundary lines, easements, right-of-way access, and any encroachments.
• Title search: Use a reputable title company or real estate attorney to uncover liens, back taxes, deed restrictions, rights-of-way, and any ownership issues that could block a future sale.
• Zoning & regulations: Check municipal zoning, setbacks, road frontage rules, and any state-level environmental requirements that affect building, subdivision, timber harvesting, or agricultural use.
• Utilities, water, and wastewater: Verify road access, power availability, cell service, and feasibility for a well and septic system—especially if you’re considering building.
• Appraisal & market value: Hire an appraiser experienced in Vermont land. Value often depends on buildability, access, wetlands, views, proximity to services, and the local market.

Understand Vermont Land Values in 2025 (So You Don’t Guess)

Land prices vary dramatically by county, access, and build potential, so anchor your decision in current market data—not assumptions or old tax assessments.

Across five Vermont counties, the median sale price of land was $141,000 in 2025, down 8.14% from 2024, with 116 parcels sold (up 3.57%), according to the Hickok & Boardman Vermont Land Market Report. That combination—lower median price with slightly higher sales—can signal a market where buyers are active but price sensitivity is increasing.

County trends matter. Chittenden County had the highest median land sale price at $250,000 in 2025, up 11% year-over-year, with 25 parcels sold, according to the Hickok & Boardman Vermont Land Market Report. If your inherited parcel sits in or near higher-demand areas, you may have stronger resale options—or higher holding costs.

If your land is farmland (or could be leased as farmland), regional pricing can also inform negotiations. The average price of an acre of farmland in New England was $10,113, according to the American Farmland Trust New England 2025–2026 Policy Platform (citing the 2025 Agricultural Land Values survey).

Assess Your Best Options for Inherited Land in Vermont

The right choice depends on your goals, the parcel’s constraints, and your willingness to manage the property. These are the most common paths—and how to think about each one in today’s Vermont.

Option 1: Sell the Land

Selling can make sense if you live out of state, don’t plan to build, or don’t want the ongoing responsibilities of ownership. Vermont’s appeal—privacy, scenery, recreation, and rural living—can create demand for buildable lots and retreat properties, but marketing vacant land often takes longer than selling a home because fewer buyers can evaluate it quickly.

If your parcel is tied to agricultural use, you may also want to consider how local farm economics influence demand. Even with fewer dairies (from 868 in 2015 to 439 in 2025), dairy still shapes land use across the state, as reported by Vermont Public. In many towns, nearby farm activity affects everything from road maintenance and odors to leasing opportunities and conservation interest.

Option 2: Hold the Property as a Long-Term Investment

Holding land can work if the parcel has strong long-term fundamentals: road access, buildability, proximity to a growing job market, or future subdivision potential. While you hold it, you’ll still pay taxes and should plan for basic monitoring and maintenance.

Investment-minded owners sometimes add value by dividing a larger parcel into smaller lots (where zoning allows), clarifying access and easements, or improving marketability with professional documentation (survey, soil testing, or a clean title). If you take this path, local sales trends—like the 2025 median land price movements reported by the Hickok & Boardman Vermont Land Market Report—can help you time decisions and set realistic expectations.

Option 3: Build and Use the Land Yourself

If your goal is to relocate or create a family property, inherited land can be a powerful head start. Before you commit, confirm that the parcel can support what you want to build (driveway standards, emergency access, septic/well feasibility, and local zoning requirements). Also budget for site work—clearing, grading, utilities, and permitting—which can rival the cost of the structure itself in rural areas.

Context matters here, too. Because dairy accounts for 58% of Vermont’s agricultural sales and 52% of Vermont farmland is dedicated to dairy and dairy crops in 2024 (per Cheese Reporter), many rural neighborhoods still function as working landscapes. That can be a benefit (open land, local food economy) or a tradeoff (early equipment noise, manure spreading, seasonal traffic) depending on your expectations.

Handle Ongoing Legal and Financial Responsibilities

After you decide whether to keep, build, or sell, take care of the ownership fundamentals. These steps protect you and preserve the property’s value.

• Update your estate plan: If you keep the land, work with an estate planning attorney to add it to your will or trust so it doesn’t create confusion for your own heirs.
• Pay property taxes on time: Town property taxes continue regardless of whether the land is used. If you’re out of state, consider setting up reminders or hiring local help.
• Consider liability coverage: Vacant land can still create risk—trespassing, injuries, or illegal dumping. A vacant land liability policy can reduce exposure.
• Monitor and maintain the parcel: Address boundary issues early, post signage if needed, and respond quickly to storm damage or access problems.

For specialized questions—title defects, boundary disputes, subdivision feasibility, conservation restrictions—use licensed Vermont professionals (real estate attorneys, surveyors, appraisers, and title companies) rather than guessing.

When Selling Makes Sense: Practical Advantages Many Heirs Want

Inheriting land can be meaningful, but it can also become a long-distance project. Selling is often the cleanest option when you don’t plan to use the parcel, when multiple heirs disagree, or when the land needs work before it’s usable.

• Liquidity and simplicity: Turning land into cash can help fund other priorities, distribute proceeds among heirs, or close out an estate cleanly.
• Fewer ongoing obligations: A sale transfers property-tax responsibility, liability risk, and maintenance to the buyer.
• Clarity in a changing rural economy: Even though dairy’s economic impact reached $5.4 billion in 2024 and supports about 17,318 jobs with $812 million in wages and salaries (per Cheese Reporter), the number of dairy farms has declined sharply, as reported by Vermont Public. That mix—strong economic gravity with fewer farm operators—can affect leasing, neighboring land use, and the type of buyer interested in your parcel.

Final Thoughts

Inheriting land in Vermont connects you to a place where agriculture still defines much of the landscape. Vermont produced 2.48 billion pounds of milk in 2024 with about 114,000 dairy cows, and it maintains over 480 dairy farms milking cows, sheep, and/or goats, according to Cheese Reporter. At the same time, the state has seen a significant drop in dairy farm count over the past decade, per Vermont Public, and recent market data shows land pricing can shift year to year, according to the Hickok & Boardman Vermont Land Market Report.

Your best next step is simple: get the legal ownership path clear, document what you inherited, and then decide whether you want a long-term asset, a homesite, conserved open land, or a clean sale. With the right due diligence, you can make a choice that fits your finances, your timeline, and the real-world conditions of Vermont land today.

Frequently Asked Questions (FAQs)

Do I have to pay inheritance tax on land I inherit in Vermont?

Vermont does not have a state inheritance tax. However, estates may still face other costs (probate, legal fees, property taxes, and potential federal estate tax depending on the size of the estate). Confirm your situation with an attorney or tax professional.

How long does probate take after inheriting property in Vermont?

In Vermont, probate commonly takes about 6 to 12 months to complete the steps needed for legal transfer and deed recording. Complex estates, missing paperwork, or disputes can extend the timeline.

What expenses come with inherited vacant land in Vermont?

Common ongoing costs include annual property taxes, insurance (especially liability coverage), basic maintenance (storm cleanup, signage, access issues), and travel or management costs if you live out of state.

Can I build a house on rural land I inherit in Vermont?

Yes—if zoning allows it and the parcel meets requirements for access, setbacks, wastewater disposal (septic), and other local and state rules. Always verify feasibility with the town and qualified professionals before investing in plans or site work.

How do I estimate what my inherited Vermont land might sell for?

Start with an appraisal and compare recent local sales. For market context, the Hickok & Boardman Vermont Land Market Report reports a median land sale price of $141,000 across five Vermont counties in 2025, and a Chittenden County median of $250,000 in 2025. If your parcel is farmland, regional benchmarks can help; the American Farmland Trust New England 2025–2026 Policy Platform cites an average New England farmland price of $10,113 per acre (2025 Agricultural Land Values survey).