Is Buying Land in Vermont Still a Smart Investment in 2026?

Vermont’s working landscapes, limited developable inventory, and enduring lifestyle appeal keep land on many investors’ shortlists. But “good investment” depends on what you’re buying (productive farmland vs. buildable lots), where it sits (job centers vs. remote acreage), and how you plan to profit (cash flow, appreciation, or development).

Vermont farmland values: steady gains with national context

Agricultural land remains a core pillar of Vermont’s land market—and recent pricing supports long-term stability. Vermont farm real estate values are $4,350 per acre, up 5.1% since last year, according to Vermont Farm to Plate. Looking at the latest federal snapshot, the 2025 farm real estate value in Vermont is $4,400 per acre, up 1.1% from 2024, per USDA NASS.

It also helps to compare Vermont to the broader U.S. market. The United States farm real estate value averaged $4,350 per acre for 2025, up 4.3% from 2024, according to USDA NASS. In other words, Vermont’s farmland values are tracking close to national levels, with modest year-over-year appreciation that aligns with a “durable asset” profile rather than a speculative spike.

Vermont’s land market in 2025: lower prices, slightly higher activity

If you’re evaluating vacant land as an investment (not farmland), the most recent statewide sales data points to a market that has cooled on price while staying active on transactions. Across Vermont counties, the median sale price of land declined 8.14% to $141,000 in 2025, according to the Hickok and Boardman Vermont Land Market Report. The same report shows the average sale price dropped 33.65% to $183,952 in 2025 (Hickok and Boardman Vermont Land Market Report).

At the same time, deal flow did not collapse. 116 land parcels were sold across Vermont counties in 2025, a 3.57% increase from 2024, per the Hickok and Boardman Vermont Land Market Report. This combination—more sales but lower prices—often signals a market resetting from prior highs, with buyers gaining leverage and sellers adjusting expectations.

County-level signals: why “location” matters more than ever

Vermont doesn’t behave like a single land market. Local employment access, permitting realities, and second-home demand can swing outcomes dramatically from county to county.

• Chittenden County: The median land sale price was $250,000 in 2025, up 11% year-over-year, according to the Hickok and Boardman Vermont Land Market Report. This supports the idea that proximity to Burlington and core services can protect value even when the statewide median softens.
• Lamoille County: The median land sales price jumped 36.4% to $120,000 in 2025, per the Hickok and Boardman Vermont Land Market Report. Strong moves like this highlight how select submarkets can outperform even during broader cooling.

For investors, these splits reinforce a practical rule: treat Vermont like a map of micro-markets. Underwrite each parcel based on access, zoning, utilities, and local demand—not on statewide averages alone.

Vermont’s agricultural backbone: dairy-driven demand for working land

Farm economics matter when you’re buying farmland or land likely to be conserved or leased. Vermont’s dairy industry remains a dominant force with significant spillover effects for land values, farm viability, and long-run demand for productive acreage. Vermont’s dairy industry has an annual economic impact of $5.4 billion, according to the Cheese Reporter. The same report notes that 52% of Vermont farmland is dedicated to dairy and dairy crops (Cheese Reporter).

For land investors, that concentration cuts both ways: it can support consistent agricultural use and leasing demand, but it also ties parts of the farmland market to dairy-sector cycles, input costs, and policy shifts.

How to think about Vermont land as an investment (today’s playbook)

1) Match the land type to your return strategy

Farmland often fits buyers seeking stability, long holding periods, and potential lease income, especially with Vermont farm real estate values around $4,350–$4,400 per acre based on recent estimates from Vermont Farm to Plate and USDA NASS. Buildable land tends to be higher-variance: it can outperform in the right location, but pricing can also correct quickly—as shown by the 2025 statewide declines reported by Hickok and Boardman.

2) Underwrite zoning, access, and utilities like an operator

In Vermont, “cheap acres” can become expensive if the parcel lacks year-round access, has wetland constraints, or needs significant utility work. Investors typically do best when they buy land with clear permitted use, feasible driveway/septic/well solutions (where applicable), and a realistic path to resale or development.

3) Use local comps—not statewide headlines

Statewide averages and medians are useful context, but they won’t price your parcel. The same dataset that shows the statewide median down 8.14% to $141,000 in 2025 also shows Chittenden’s median up to $250,000 and Lamoille’s median up to $120,000—evidence that local demand can overwhelm broader trends (Hickok and Boardman Vermont Land Market Report).

4) Treat 2025 as a negotiation-friendly environment

With the average land sale price down 33.65% to $183,952 but 116 parcels sold (up 3.57%) in 2025, conditions may reward disciplined buyers who can move quickly on good parcels while staying firm on due diligence and pricing (Hickok and Boardman Vermont Land Market Report).

So, is Vermont land a good investment?

Vermont land can be a strong investment when you buy the right parcel for the right purpose. Farmland shows steady value support—near $4,400 per acre in 2025—and benefits from an agricultural economy where dairy plays an outsized role (USDA NASS; Cheese Reporter). Meanwhile, the broader land market has cooled on price in 2025, creating more room for negotiation, especially outside the most competitive counties (Hickok and Boardman Vermont Land Market Report).

The clearest takeaway: Vermont rewards precision. If you prioritize location, confirm legal buildability or productive use, and plan for a realistic hold period, Vermont land can deliver durable long-term value even when short-term pricing moves sideways.

Frequently Asked Questions (FAQs)

Are Vermont land prices going up or down right now?

It depends on the segment. In 2025, the statewide median land sale price fell 8.14% to $141,000 and the average fell 33.65% to $183,952, according to the Hickok and Boardman Vermont Land Market Report. But some counties still posted gains, including Chittenden and Lamoille (Hickok and Boardman Vermont Land Market Report).

How much is farmland worth per acre in Vermont?

Recent estimates cluster in the mid-$4,000s per acre. Vermont farm real estate values are $4,350 per acre (up 5.1% year-over-year) per Vermont Farm to Plate, and $4,400 per acre in 2025 (up 1.1% from 2024) per USDA NASS.

How does Vermont farmland compare to the national average?

The U.S. average farm real estate value was $4,350 per acre in 2025, up 4.3% from 2024, according to USDA NASS. Vermont’s 2025 estimate of $4,400 per acre is slightly above that level (USDA NASS).

Which Vermont counties are strongest for land prices?

In 2025, Chittenden County recorded a $250,000 median land sale price (up 11% year-over-year), while Lamoille County posted a $120,000 median (up 36.4%), per the Hickok and Boardman Vermont Land Market Report.

Why does dairy matter for Vermont land investors?

Dairy drives a large share of land use and economic activity. Vermont’s dairy industry has an annual economic impact of $5.4 billion, and 52% of Vermont farmland is dedicated to dairy and dairy crops, according to the Cheese Reporter. That scale can support ongoing demand for productive farmland, while also linking some land performance to dairy-sector conditions.