Small Farms for Sale in Vermont
Your Guide to Finding the Perfect Rural Haven
This Article is Part of State-by-State Guide to Buying Your First Small Farm
Vermont, known for its picturesque landscapes and rural charm, offers a unique opportunity for those interested in purchasing small farms. The real estate market in this tranquil state caters to a variety of agricultural pursuits, allowing prospective buyers to find properties that range from lush, expansive acreage to more modest, manageable plots. As of recent listings, small farms in Vermont are available across different counties with diverse features, accommodating a spectrum of farming activities and lifestyles.
The current offerings highlight small farms situated in counties such as Essex, Washington, Windsor, and others, each with its distinctive topographical and climatic advantages. With properties varying substantially in size, from modest 8-acre parcels to more extensive 30-acre estates, buyers have the flexibility to select a farm that fits their specific needs and goals. Whether one seeks the space for large-scale organic farming, a cozy homestead, or a place to cultivate specialty crops, Vermont's small farms for sale present an array of options.
The real estate market in Vermont takes pride in its ability to provide a blend of traditional farmhouses and modern amenities, ensuring that new owners can embrace the state's agricultural roots while enjoying contemporary comforts. This unique mix of old-world charm and new-world conveniences makes Vermont an attractive destination for individuals and families eager to embark on small-scale farming or to simply enjoy the serenity of the countryside.
Understanding the Vermont Farm Market
Vermont's diverse agricultural sector and the prominence of small farms within the local economy highlight the unique characteristics of the state's farm market.
Overview of Vermont's Agriculture
Vermont is known for its picturesque landscapes and rural charm, with agriculture playing a central role in its identity. The state prides itself on a variety of agricultural products, including dairy, which is the cornerstone of Vermont farming. Vermont also produces a range of other commodities such as maple syrup, (how long does maple syrup last?) apples, and specialty cheeses. The typical farm size in Vermont is relatively small compared to other states, which is reflected in the available acreage on the market. Properties for sale can range from modest plots of around 21 acres in Essex County to larger farms spanning over 30 acres in Washington County.
Role of Small Farms in the Local Economy
Small farms contribute significantly to Vermont's economy, not only through their agricultural outputs but also by sustaining rural communities and preserving the state's pastoral landscapes. These farms stimulate local economies through direct sales within their communities and contribute to a robust network of farmers' markets, community-supported agriculture (CSA) programs, and agritourism. The impact of small farms is felt in the personal connections they foster with residents and the stewardship over the land they maintain, crucial in a state where agriculture shapes much of the cultural heritage.
The properties listed range in both size and price, from a compact, 21-acre farm in Lemington Town to substantial 30-acre farmlands in Washington County, priced at $128,000 and $285,000 respectively. These examples underscore the diverse opportunities within Vermont for prospective farm buyers.
Types of Farms Available
In Vermont's diverse agricultural landscape, potential buyers can find an array of small farms tailored to various preferences and purposes. These range from hobby farms for personal enjoyment to more substantial rural mini farms and charming country farmettes.
Hobby Farms
Hobby farms in Vermont cater to those looking for a personal, leisurely foray into farming. Often less than 50 acres, these small-scale operations are ideal for individuals pursuing farming as a pastime rather than for commercial gain. They may include modest acreage in Essex County and properties around Lemington Town, VT 05903 with land size around 21 acres priced near $128,000.
Rural Mini Farms
Rural mini farms provide a balance between the manageability of a hobby farm and the functionality of a full-scale operation. These farms, typically ranging from 10 to 50 acres, offer more land for those interested in small-scale agriculture with some commercial potential. In Washington County, one can find 30 acres of land featuring a 1,150 sq ft residence priced at approximately $285,000.
Country Farmettes
Country farmettes are the quintessence of rural living with a comfortable amount of land, usually between 5 to 10 acres. They often come with a move-in ready house and enough land for raising small livestock, gardening, and recreational enjoyment. Windsor County lists properties such as an 8.33-acre farmette with a spacious 1,919 sq ft home, which can be found priced at $465,000.
Key Considerations When Purchasing
Purchasing small farm property in Vermont involves several critical factors that potential buyers must evaluate to make an informed decision. These considerations range from the property size and type to the quality of the land and its accessibility.
Determining Property Size and Type
Buyers should first consider the property size that suits their farming plans. Small farms in Vermont can range widely in size, from under 10 acres to several hundred acres. Selecting the appropriate size is essential for managing the farm efficiently. Not only the acreage, but also the type of farm—whether it's for raising livestock, growing crops, or a combination of both—must align with the buyer's goals.
Property Size Range: typically from under 10 acres to over 200 acres
Type: could include crop land, pasture, mixed-use, or specialty farms
Evaluating Land Quality and Acreage
The quality of the land is paramount and directly influences the farm's productivity. Potential buyers should assess soil health, water access, and topography, as these factors impact what can be grown and how animals can be raised. The acreage available for cultivation vs. woodland or non-farmable land also needs careful consideration.
Soil Health: includes factors like fertility, pH level, and drainage
Water Access: proximity to reliable water sources for irrigation and livestock
Topography: flat or gently rolling terrain is preferable for farming
Accessibility and Location
The location of a farm impacts not just day-to-day operations but also its long-term viability. Buyers should look for properties that are easily accessible by road, ideally paved, to facilitate transport of goods to market. Proximity to local markets, agricultural support services, and community resources can enhance the farm’s success.
Road Access: assess for all-season viability, ease of access for vehicles
Proximity to Markets: shorter distances can reduce transport costs and improve freshness of farm produce
Community Resources: includes access to agricultural extensions, equipment suppliers, and labor force
Each of these subsections should be factored into the purchase price as they can significantly affect the overall value of the property. Buyers must appraise these aspects thoroughly to ensure the investment is sound.
Financial Aspects of Buying a Farm
When approaching the purchase of a farm in Vermont, buyers should concentrate on understanding how farms are priced, assessing value by the acre, and considering the adjacent real estate market.
Understanding Listing and Purchase Prices
The listing price of farms in Vermont can be influenced by several factors, including the size of the land, existing infrastructure, and location. For instance, a 30-acre farm in Washington County is listed at $285,000, while a larger 39.6-acre property in Chittenden County goes for $425,000. Buyers should investigate what these prices entail, comparing them against the size and features of the farm, to ascertain whether they reflect market value or if there’s room for negotiation.
Calculating Price Per Acre
To determine the value represented in a farm's listing price, buyers often calculate the price per acre. This metric allows for a standardized comparison between properties. For example, using listings as references, an 8.33-acre farm in Windsor County is on the market for $465,000, indicating a price per acre of approximately $55,821. It's essential for buyers to compare these figures across different farms to gauge whether a listing is competitively priced:
Location Total Price Acreage Price per Acre Washington County $285,000 30 $9,500 Windsor County $465,000 8.33 $55,821 Chittenden County $425,000 39.6 $10,732
Exploring Nearby Real Estate Market
Examining the nearby real estate market can provide valuable insights into the long-term value of a farm purchase. Factors such as the popularity of the area, the growth of nearby towns, and the sale prices of neighboring properties can affect a farm's future resale value. Buyers should take into account the sales trends and averages in the vicinity of their desired farm. For example, Lemington Town in Essex County features smaller farms, with a 21-acre property listed at $128,000, suggesting a different market dynamic compared to larger acreages elsewhere in the state.
Finding Available Properties
When seeking to purchase small farms in Vermont, buyers have several resources at their disposal to locate available properties, including land that is specifically zoned for farming.
Utilizing Online Platforms
Prospective buyers can use online platforms that list land for sale, with options ranging from small acreages to substantial farming properties. Websites like LandSearch aggregate current listings that include essential details such as price, size, and location. For example, one can find properties in Lemington Town listed for $285,000 with 30 acres, or more extensive land in Windsor County featuring 39.6 acres for $425,000.
Working With Real Estate Agents
Enlisting the services of a real estate agent specializing in farm land can be invaluable. Agents have access to multiple listing services (MLS) and in-depth knowledge of the Vermont property market, including insider information on upcoming listings that may not be publicly available yet. They are equipped to match buyer requirements with available properties, streamlining the search process.
Attending Farm Auctions
Farm auctions are where buyers may find competitive deals on properties for sale. These are particularly beneficial for those looking to purchase land for agricultural purposes, as land and farm auctions often feature properties specifically zoned for farming. Auction listings are typically advertised in local newspapers or on auction-specific websites, detailing date, location, and terms of sale.
Agricultural Practices and Livestock
In Vermont, small farms for sale present diverse opportunities for livestock rearing, encompassing goats, sheep, poultry, and more. Each animal type fits within the state's sustainable agricultural framework.
Keeping Goats and Sheep
Small farms in Vermont are ideal for raising goats and sheep due to the state's ample pastureland and a climate conducive to grazing. Farmers often choose these animals for their:
Dual-purpose utility: Both goats and sheep can provide milk and wool, while also being a source of meat.
Land management: They are natural grazers and can help in controlling weeds and bushy undergrowth, enhancing pasture health.
Raising Poultry
Poultry farming is another common practice among Vermont's small farms. Farmers focus on:
Variety: Offerings include chickens, ducks, and turkeys, which are raised for their eggs, meat, and sometimes for ornamental purposes.
Sustainability: Poultry can contribute to farm sustainability by providing natural pest control and enriching the soil with their droppings.
Sustainable Farming Techniques
Vermont farmers are known for applying sustainable farming techniques that support the local ecosystem, such as:
Crop rotation and pasture management to maintain soil health and reduce pests and diseases.
Conservation tillage practices to minimize soil erosion.
These practices contribute to the state's reputation for high-quality, sustainable agricultural production and are a key consideration for anyone looking at farms for sale.
Legal and Zoning Considerations
When considering the purchase of small farms in Vermont, potential buyers should be aware of various legal and zoning regulations that can affect their use of the land. Zoning laws are particularly important as they dictate what activities can occur on the property. Vermont's zoning laws aim to preserve the rural character of the state, support agricultural endeavors, and prevent land use conflicts.
Certain counties in Vermont may have restrictions on the division and development of agricultural land. Buyers should check with local municipal offices for specifics on land use regulations. It's crucial to understand these regulations to assess whether one's intended use aligns with zoning restrictions.
Section 4413 (d) of Title 24 highlights limitations on municipal land use regulations concerning farm operations, particularly in regard to constructing farm structures under the Required Agricultural Practices (RAP) rules. This gives farmers some leeway in developing their land for agricultural purposes.
Buyers should evaluate commercial prospects carefully. Commercial zoning may allow the operation of a business such as a farm store or a bed and breakfast, which can be advantageous for those looking to combine agricultural activities with commercial opportunities.
Below is a checklist for buyers to consider:
Confirm the property's zoning designation.
Understand local regulations related to land division, especially for parcels under 25 acres.
Review state-level RAP rules if plans include larger-scale agricultural operations.
Determine if the property resides within any environmental or wildlife protection zones.
It is advisable for potential buyers to seek expert advice from real estate attorneys or professionals familiar with Vermont's agricultural property laws before finalizing any farm property transactions.
Preparing for Farm Ownership
When considering farm ownership, potential buyers should conduct thorough research and planning. Here, we outline the steps they would take to prepare for acquiring a small farm in Vermont.
Assessing Real Estate Options
Buyers must evaluate their needs versus what is available. They should consider the size of the farm, as acreage can vary widely; options might range from 5-acre parcels to properties with over 80 acres. The type of farming they intend to pursue will influence the amount of land required.
Financial Planning
Purchasing a farm is a significant investment. Buyers should:
Determine their budget
Investigate financing options
Anticipate ongoing operational costs
Real estate agents specializing in farms can provide valuable insight into market trends and pricing for Vermont farms.
Zoning and Regulations
Individuals must understand local zoning laws and environmental regulations that could affect farm operations. They should:
Contact local municipalities for zoning information
Review the Required Agricultural Practices set by Vermont's Agency of Agriculture
Assessing Farm Infrastructure
Potential buyers should inspect existing infrastructure for suitability, including:
Housing and barns
Irrigation systems
Soil quality
They should also consider the proximity to markets for selling their products.
Conclusion
In conclusion, preparing for farm ownership involves a mix of strategic financial planning, thorough research of real estate options, and a clear understanding of regulations and the current state of farm infrastructure. By approaching this process with diligence and informed decision-making, aspiring farm owners can find a property that fits their vision and sets the stage for a successful agricultural venture.
