Top Land Buyers in Wooded & Timberland

How long does it typically take to sell vacant land in Vermont?

In the 2025 Vermont land market, the typical timeline to sell vacant land ranges from 6 to 12 months. While residential lots in high-demand "commuter" zones like Chittenden County (Burlington area) can move in 4 to 6 months, large acreage or remote parcels in the Northeast Kingdom often sit for a year or more. The timeline is heavily influenced by Vermont's seasonal cycle; the "sweet spot" for listing is June through August, as winter snow makes it impossible for buyers to conduct essential perc tests or verify boundary markers. Additionally, land subject to Act 250 (Vermont’s strict land-use law) requires a longer due diligence period—often 60 to 90 days—as buyers must verify existing permits or jurisdictional impacts before closing.

What are the common closing costs for land sellers in Vermont?

Vermont is a mandatory real estate attorney state, meaning a licensed attorney must oversee the title search, deed preparation, and closing. Sellers can expect total closing costs between 6% and 9% of the sale price, with the 6% agent commission typically being the largest expense. While the buyer traditionally pays the Property Transfer Tax, it is common in 2025 for sellers to offer credits for this tax to entice buyers in a cooling market.

Specific costs for 2025 include:

• Property Transfer Tax: The general rate is 1.25%, plus a 0.22% Clean Water Surcharge (Total 1.47%). For non-principal residences fit for year-round habitation, the rate is 3.62%.
• Attorney Fees: Typically range from $800 to $1,500 for a flat-fee closing, or hourly rates averaging $248 per hour for complex title issues.
• Title Search & Abstract: Usually costs between $60 and $200, depending on the complexity of the land's history.
• Recording Fees: Generally range from $40 to $60 for the deed and associated Vermont tax returns.

Do I need a survey to sell my land in Vermont?

While a survey is not strictly mandated by state law for a title transfer, it is a practical necessity in 2025 to satisfy municipal permitting and Act 250 compliance. Most Vermont lenders and title companies will not issue a policy without a professional Boundary Survey to remove "survey exceptions." In Vermont’s rural landscape, where many deeds still reference "stone walls and old maple trees," a survey is critical to determine buildable envelopes and setbacks. In 2025, a basic survey for a small lot costs $800 to $1,500, while large timberland parcels can exceed $3,500. Providing an existing survey (conducted within the last 10 years) can expedite the sale process by 3 to 4 weeks.

How is the land market trending in Vermont for the next 12 months?

The Vermont land market is forecast to enter a "period of recalibration" through 2026. While the median sales price in late 2025 (approximately $406,100) reflects a modest 3% year-over-year gain, inventory has jumped by 33%, moving the state closer to a balanced market. Sellers are currently receiving about 98% of their asking price, down from the over-asking bidding wars of 2021–2023. We expect land values to grow at a slower rate of 1.5% to 2.5% in 2026 as inventory continues to rise and buyers remain sensitive to high monthly mortgage payments.

Can I sell land in Vermont if I have back taxes or title issues?

Yes, but you must move before the one-year redemption period expires. In Vermont, if property taxes remain unpaid for over a year, the tax collector can sell the property at a public auction. The original owner has exactly one year from the sale date to redeem the property by paying the full bid amount plus 1% interest per month (12% per year). If you do not redeem within this window, the bidder receives a tax deed and permanent ownership.

For inherited property, Vermont probate law allows for a "Power of Sale": if a valid will explicitly grants the executor the power to sell real estate, the sale can proceed without a specific court license, potentially saving 4 to 6 months of delays. This is an essential tool for clearing titles for Solar Development or Industrial Infill projects. Sellers of land in the Current Use (Use Value Appraisal) program should also be aware that converting land to non-agricultural use triggers a Land Use Change Tax of 10% of the fair market value.

What is the most in-demand type of land in Vermont right now?

The highest demand in the 2025 Vermont market is for Utility-Scale Solar and "Net-Zero" Residential Infill. As of late 2025, Vermont has 54 utility-scale solar farms with a total operating capacity of 155 MW. Developers are aggressively seeking flat, non-forested acreage near existing transmission lines, particularly in Addison and Rutland counties. Additionally, Industrial Infill land near the Burlington/Chittenden County corridor remains at a premium due to a chronic shortage of warehouse and manufacturing space. In the residential sector, "shovel-ready" lots with existing state wastewater permits (WW) are the top choice for buyers looking to bypass Vermont’s notoriously long permitting timelines.