State guide

Buying or Selling a Home in Vermont: What You Need to Know

Buying or selling a home in Vermont comes with a few features you won't find in most states: a buyer-paid Property Transfer Tax with a discount for primary homes, the Act 250 land-use permit system, and a Property Information Report (PIR) that sellers are expected to deliver even though no statute strictly requires it.

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TL;DR

Buying or selling a home in Vermont comes with a few features you won't find in most states: a buyer-paid Property Transfer Tax with a discount for primary homes, the Act 250 land-use permit system, and a Property Information Report (PIR) that sellers are expected to deliver even though no statute strictly requires it. Vermont is in practice an attorney-state — almost every residential closing is run by a licensed Vermont attorney handling title work and the deed. Real estate agents are licensed under 26 VSA Chapter 41 and overseen by the Office of Professional Regulation (OPR) Real Estate Commission, which sets rules on agency disclosure, trust accounts, and continuing education.

10 things every Vermont buyer or seller should know

  • In Vermont, the buyer pays a Property Transfer Tax at closing under 32 VSA Chapter 231. For a primary home, the first $100,000 of the price is taxed at 0.5% and anything above $100,000 at 1.25%. For other transfers — second homes, investment property, and land — the rate is a flat 1.45% on the entire price, plus a 0.2% Clean Water Surcharge on top.

  • Vermont's Act 250 (10 VSA Chapter 151) is a state land-use permit law with no equivalent in any other U.S. state. It is triggered by subdivisions of 10 or more lots, housing developments of 10 or more units, and most commercial or industrial construction above set thresholds. If you're buying land or a property you might expand, your agent should check whether an existing Act 250 permit applies because its conditions run with the land.

  • Vermont is in practice an attorney-state for real estate closings. There is no statute that strictly requires an attorney, but Vermont title insurers and lenders rely on attorney title opinions, and a licensed Vermont attorney prepares the deed and conducts the closing meeting on nearly every residential transaction. Both buyer and seller should plan for attorney fees in their closing costs.

  • Vermont does not have a mandatory seller-disclosure statute like California or Virginia, but the Vermont Property Information Report (PIR) is so deeply embedded in Vermont practice that skipping it or filling it out carelessly creates real liability for the seller. The PIR asks the seller to describe known defects, septic and well systems, environmental conditions, easements, and permit history. Buyers should expect a PIR and use it as a starting point — not a substitute — for their own inspections.

  • Since August 2024, the NAR settlement requires Vermont buyer's agents to sign a written buyer representation agreement with you before showing any property listed on the MLS. The agreement must state your agent's compensation in clear, specific terms — for example, a flat fee or a percentage of the purchase price — instead of open-ended language like 'whatever the seller offers.'

  • Every Vermont real estate licensee must deliver the Vermont Consumer Disclosure form to you before any substantive discussion of price, terms, or strategy. Under 26 VSA Chapter 41 and Office of Professional Regulation (OPR) rules, the form explains Vermont's three agency types — single agent, dual agent, and designated agent — and the duties each one owes. If a licensee begins representing you before delivering this form, that is a regulatory violation.

  • If you're selling a condominium, planned community unit, or co-op in Vermont, the Vermont Common Interest Ownership Act (27A VSA) requires you to deliver a resale certificate to the buyer. The certificate must include current monthly fees and any special assessments, the association's budget and reserve status, the declaration and bylaws, pending litigation, and any known major repairs coming up. Request it from the association early because turnaround can take a week or more.

  • For homes built before 1978, Vermont sellers must deliver the federal lead-based paint disclosure form, the EPA pamphlet 'Protect Your Family from Lead in Your Home,' and give the buyer a 10-day window to inspect for lead. Vermont also has its own Essential Maintenance Practices (EMP) program under 18 VSA §1759 that adds extra duties for rental housing where children under age 6 may live.

  • Vermont's Fair Housing and Public Accommodations Act (9 VSA §4500) protects more groups than the federal Fair Housing Act. In addition to race, color, national origin, religion, sex, familial status, and disability, Vermont also protects sexual orientation, gender identity, age, marital status, place of birth, and source of income. Source-of-income protection means a Vermont seller or landlord generally cannot refuse a buyer or tenant just because their funds come from a housing voucher or public benefit.

  • Vermont maintains a Real Estate Recovery Fund under 26 VSA Chapter 41 that can compensate consumers harmed by a licensed agent's fraud or dishonest conduct. To collect, you first need a final court judgment against the agent and proof that the judgment is uncollectible — through bankruptcy, insolvency, or refusal to pay. Then you can petition the Office of Professional Regulation (OPR) Real Estate Commission for payment from the Fund.

The guides

Common questions

How much is Vermont's Property Transfer Tax and who pays it?
Vermont's Property Transfer Tax under 32 VSA Chapter 231 is paid by the buyer at closing. If you're buying a primary home, the first $100,000 is taxed at 0.5% and any amount above $100,000 at 1.25%. For second homes, investment property, or land, it's a flat 1.45% on the whole price, plus a 0.2% Clean Water Surcharge that applies in most cases.
Do I need an attorney to close on a home in Vermont?
Vermont has no law that strictly requires an attorney at your closing, but in practice a licensed Vermont attorney runs almost every residential closing. Title insurers and lenders require attorney title opinions, and the attorney also prepares the deed and conducts the closing meeting. Both buyer and seller should budget for attorney fees as part of closing costs.
What is Act 250 and does it affect me as a Vermont home buyer?
Act 250 (10 VSA Chapter 151) is Vermont's environmental land-use permit law and is unique to Vermont. It applies to subdivisions of 10 or more lots, housing developments of 10 or more units, and certain commercial and industrial construction above size thresholds. If you're buying land, a multi-unit property, or a home you might want to expand, your agent should check whether an Act 250 permit already applies because its conditions stay with the land.
Do I have to fill out a Property Information Report as a Vermont seller?
Vermont does not have a statute that strictly requires the Property Information Report (PIR), but it is standard practice in nearly every residential transaction. Listing agents are expected to deliver one, and skipping it — or filling it out inaccurately — creates significant liability for misrepresentation. Treat it as required: list the home's systems, known defects, septic and well status, environmental conditions, and permit history, and answer honestly.
Do I have to sign a written agreement with a buyer's agent before touring homes in Vermont?
Yes. Under the NAR settlement that took effect in August 2024, a Vermont buyer's agent must have a signed written buyer representation agreement with you before showing any MLS-listed property. The agreement must spell out the agent's compensation in clear, specific terms — for example, a flat fee or a percentage of the purchase price — and you can negotiate both the rate and the length of the agreement before signing.
I'm selling a condo in Vermont — what extra paperwork do I have to give the buyer?
Under the Vermont Common Interest Ownership Act (27A VSA), sellers of condos, planned community units, and co-ops must deliver a resale certificate to the buyer. It must include current monthly fees and any special assessments, the association's budget and reserves, the declaration and bylaws, any pending litigation, and any known major repairs or capital projects coming up. Order it from the association as soon as you go under contract because it can take a week or more to produce.
Can a Vermont seller or landlord turn me down because I'm using a housing voucher?
Generally, no. Vermont's Fair Housing and Public Accommodations Act (9 VSA §4500) makes source of income a protected class, so a Vermont seller, landlord, or their agent cannot refuse a buyer or tenant just because the funds come from a housing voucher, Social Security, or another public benefit. The federal Fair Housing Act does not include source of income, so Vermont's law goes meaningfully further than federal protections.
What happens if my Vermont real estate agent commits fraud during my transaction?
Vermont operates a Real Estate Recovery Fund under 26 VSA Chapter 41 that can compensate consumers harmed by a licensee's fraud, dishonesty, or breach of trust. You first have to obtain a final court judgment against the agent and demonstrate that the judgment is uncollectible — through bankruptcy, insolvency, or refusal to pay. Then you can petition the Office of Professional Regulation (OPR) Real Estate Commission to pay from the Fund.

Glossary

2 terms
NAR — National Association of Realtors
The national trade group for real-estate agents. The 2024 NAR settlement is the legal deal that changed how buyer's agents get paid.
MLS — Multiple Listing Service
The shared database agents use to list and find homes for sale. Most homes you'll see online started here.