Why Paying Cash for Vermont Land Still Makes Sense in 2026

Vermont’s pristine landscapes, small-town character, and year-round recreation keep drawing land buyers who want more space and more control over how they invest. In today’s market, cash offers stand out because they reduce friction, shorten timelines, and strengthen negotiating leverage—especially when desirable parcels can attract multiple buyers.

Market conditions also create timely opportunities. The median land sale price in Vermont declined 8.14% to $141,000 in 2025, according to the Hickok and Boardman Vermont Land Market Report. Even with that dip, Vermont land remains far above pre-pandemic pricing: the same report notes that the 2025 median of $141,000 is still well above the 2017 median of $76,500 (Hickok and Boardman Vermont Land Market Report).

Activity continues in key regions. In northwest and central Vermont, 116 land parcels sold in 2025—up 3.57% compared to 2024—showing steady demand for buildable and recreational acreage (Hickok and Boardman Vermont Land Market Report).

Why Buying Land in Vermont Still Makes Strategic Sense

Vermont land appeals to lifestyle buyers and investors alike: homesteading, recreation, future retirement, timber and sugaring, and long-term holds. And while headlines often focus on home prices, the broader housing market helps explain why many buyers choose land—especially when they want flexibility to build later.

Single-family housing prices remain elevated. Vermont’s median sale price for single-family homes climbed to $500,000 in 2025, up 5.26% from 2024, continuing an eight-year run in which prices rose nearly 89% since 2017, according to the Hickok and Boardman Vermont Market Report – Mid-Year 2025. Demand has been resilient too: 1,005 single-family homes sold in Vermont in the first half of 2025, a 9% increase over 2024 (Hickok and Boardman Vermont Market Report – Mid-Year 2025).

At the same time, inventory has started to loosen in some areas, which can benefit buyers comparing “buy now” options. New listings for single-family homes in Vermont increased 20% in 2025, expanding inventory across the market (Hickok and Boardman Vermont Market Report – Mid-Year 2025). In Montpelier specifically, new listings rose 39.81% from August 2024 to August 2025, increasing from 65 to 108 listings, per the Greenlight Real Estate Blog.

Vermont also saw dramatic price acceleration during the COVID housing boom, which still influences buyer behavior today. In some communities, properties valued at $400,000 in 2019 were selling for $700,000 by 2023—an increase of 75%—based on Vermont Department of Taxes data summarized by Compass Vermont - Vermont Department of Taxes Data. For many buyers, land offers a way to enter the market with a longer runway and fewer compromises.

Where Buyers Are Focusing in 2025 (Counties to Watch)

Vermont is not a single market. County-level trends show where cash buyers often concentrate—either for premium locations or better affordability.

Chittenden County: Top-of-Market Land Values

Chittenden County retained the highest land values in 2025, with a median land sale price of $250,000—up 11% year-over-year—according to the Hickok and Boardman Vermont Land Market Report. Higher prices often come with stronger competition, which is exactly where cash can carry extra weight.

Franklin County: Rising Activity for More Affordable Parcels

Franklin County saw a 31.6% jump in unit sales in 2025, signaling growing interest in more budget-friendly land options (Hickok and Boardman Vermont Land Market Report). Buyers who want space, privacy, and usable acreage often look here to stretch their dollars without leaving northwest Vermont.

Reasons to Buy Vermont Land in Cash

Cash purchases are popular in Vermont for one simple reason: they help buyers secure the right parcel with fewer delays and fewer deal-breakers. Here’s why cash can be a strategic advantage.

1) Speed That Matches Competitive Listings

Land deals can move quickly when a property checks the right boxes—road frontage, views, utilities nearby, or proximity to recreation. Cash reduces the number of steps between offer and closing because you don’t wait on lender timelines, underwriting, or appraisal constraints.

2) Stronger Negotiation Leverage

Cash can give you leverage in two directions: negotiating price and negotiating terms. Sellers often prefer offers with fewer uncertainties, and a clean cash contract can justify better concessions—whether that’s a lower price, fewer repairs, or more flexible closing dates.

3) No Mortgage Interest Dragging Down Your Returns

When you buy land with cash, you avoid long-term interest costs that can quietly erode your ROI. That matters whether you plan to hold land long-term, build later, or monetize it through timber, sugaring, leasing, or resale.

4) Fewer Financing Contingencies and Closing Surprises

Many financed deals hinge on lender-required conditions. Cash reduces dependency on third-party approvals and can lower the risk of last-minute disruptions—especially for rural parcels that don’t always fit standard lending guidelines.

5) Immediate Ownership Flexibility

Cash ownership puts you in control from day one. You can pursue low-impact development, create a private retreat, hold for appreciation, or explore income paths like recreational leasing, short-term stays (where allowed), or resource-based uses. If you choose to finance improvements later, you can evaluate options on your timeline instead of a bank’s.

Why Vermont Land Keeps Its Long-Term Appeal

Vermont remains a compelling place to own land because it supports multiple “exit paths.” You can keep it undeveloped as a privacy play, build a seasonal home, or treat it as a future lifestyle pivot. And because land values have reset modestly in 2025 while still staying well above 2017 levels, many buyers see today as a window to acquire acreage without chasing peak-pandemic pricing (Hickok and Boardman Vermont Land Market Report).

At the same time, the broader housing market shows how quickly Vermont real estate can move when demand surges. The run-up from 2019 to 2023—where some $400,000 properties sold for $700,000—illustrates how fast values can change in high-demand pockets (Compass Vermont - Vermont Department of Taxes Data). Land buyers who can close in cash position themselves to act decisively when the right parcel appears.

Final Thoughts

If you want privacy off the beaten path, a scenic future retreat, income-generating potential, or simply a real asset in a state with enduring demand, Vermont land offers a flexible foundation. In 2025, the median land price softened to $141,000 (down 8.14%), yet it remains far above the $76,500 median seen in 2017—proof of how much the market has shifted over time (Hickok and Boardman Vermont Land Market Report). Meanwhile, activity is still moving in core regions, with 116 parcels sold in northwest and central Vermont in 2025, up 3.57% year-over-year (Hickok and Boardman Vermont Land Market Report).

Buying land in cash lets you move faster, negotiate harder, and avoid financing friction—advantages that matter whether you’re targeting premium markets like Chittenden County (median $250,000, up 11% YoY) or value-driven areas like Franklin County (unit sales up 31.6%) (Hickok and Boardman Vermont Land Market Report). When you’re ready to claim your own piece of the Green Mountain State, cash turns intention into action—with fewer barriers between you and the land.

Frequently Asked Questions (FAQs)

What makes Vermont land different from buying in other states?

Vermont combines usable rural land, strong four-season recreation, and long-term buyer demand. Even after an 8.14% decline, the 2025 median land sale price of $141,000 remains well above the 2017 median of $76,500, reflecting durable value over time (Hickok and Boardman Vermont Land Market Report).

Which Vermont counties are buyers watching most closely?

Chittenden County leads on price, with a 2025 median land sale price of $250,000 (up 11% YoY), while Franklin County is gaining momentum with a 31.6% jump in unit sales—often a signal that buyers are seeking more affordable parcels (Hickok and Boardman Vermont Land Market Report).

How does the housing market affect land buying decisions?

High home prices push some buyers toward land as a flexible alternative. Vermont’s median single-family sale price reached $500,000 in 2025 (up 5.26% from 2024), continuing a long trend of increases—nearly 89% since 2017 (Hickok and Boardman Vermont Market Report – Mid-Year 2025).

Is Vermont inventory increasing?

Yes in many areas. New listings for single-family homes rose 20% in 2025 statewide, and Montpelier saw listings increase 39.81% from August 2024 to August 2025 (65 to 108) (Hickok and Boardman Vermont Market Report – Mid-Year 2025; Greenlight Real Estate Blog).

Why do cash buyers often win on Vermont land?

Cash reduces closing delays and removes lender-driven contingencies, which can matter in competitive county markets and in rural areas where financing can be more restrictive. It also helps buyers act quickly when demand spikes—like during the COVID boom, when some communities saw $400,000 properties in 2019 selling for $700,000 by 2023 (a 75% increase) (Compass Vermont - Vermont Department of Taxes Data).