The Things You Don’t See in the Listing Photos Matter Just as Much as the House
Vermont has a way of making you fall in love with a property before you’ve even stepped inside. Maybe it’s the winding dirt road, the old stone walls, the mountain views, or the farmhouse tucked into a clearing surrounded by maple trees. It’s easy to imagine yourself sitting on the porch with your morning coffee, watching the seasons change, and enjoying a little more space between you and your neighbors.
But before you fall too hard for that picture-perfect Vermont property, I have a few questions.
Have you ever driven through six inches of mud on a dirt road in April? Do you know who plows that beautiful quarter-mile driveway after a foot of snow? Have you thought about where your drinking water comes from, where your wastewater goes, or whether that three-bedroom home actually has a septic system designed for three bedrooms?
Welcome to buying real estate in Vermont.
I’m Erin McCormick, a Realtor with Keller Williams Vermont and the founder of Travel Like a Local® Vermont. I’ve spent years traveling the state’s backroads, getting to know its communities, and helping buyers and sellers navigate the details that make Vermont real estate a little different.
And while I love a beautiful Vermont home as much as anyone, I also believe that understanding what you’re buying is every bit as important as falling in love with it.
Vermont’s Dirt Roads Are Beautiful. Until Mud Season.
You’ve probably heard the statistic that more than half of Vermont’s roads are unpaved. Whether you’re looking at a rural farmhouse, a mountain retreat, or a home just outside one of our picturesque villages, there’s a good chance you’ll spend at least some time driving on dirt.
Personally, I love Vermont’s backroads. They’re often where you’ll find the best views, the least traffic, and some of the most interesting properties in the state.
But there’s a difference between taking a leisurely drive on a freshly graded dirt road in October and depending on that same road to get to work during mud season.
If you’ve never experienced a Vermont mud season, picture deep tire ruts, thawing ground, and stretches of road that can become difficult or occasionally impassable. Your GPS might tell you that you’re only ten minutes from town, but Mother Nature may have other plans.
It’s one of those Vermont realities that doesn’t always translate into a real estate listing.
Town-Maintained Roads vs. Private Roads
One of the first things I want to understand when evaluating a rural property is who owns and maintains the road providing access.
A town-maintained road generally means the municipality is responsible for maintenance appropriate to its highway classification, although not every public road receives the same level of service. Some roads are maintained year-round, while others may receive limited maintenance or no winter maintenance.
A private road is a different situation entirely.
Depending on the property, maintenance might be the responsibility of a single homeowner, several neighbors sharing an agreement, or a road association. Some private roads have formal maintenance agreements that spell out responsibilities and costs. Others rely on informal arrangements that have worked for years, until they don’t.
Before buying a home on a private road, I want my clients to understand:
-
Who legally owns the road, and what rights of access come with the property?
-
Is there a recorded right-of-way or easement?
-
Is there a written road maintenance agreement?
-
Who pays for grading, gravel, drainage, culvert repairs, and snow removal?
-
Is the road accessible throughout the year?
-
Are there restrictions or maintenance issues that could affect financing, insurance, or future resale?
And one of my favorite questions: Have you driven this road during mud season?
Because a road that looks perfectly lovely in July may tell a very different story in March.
That Long Vermont Driveway Comes With Responsibilities
There’s something appealing about a house you can’t see from the road. Privacy, trees, maybe a winding driveway leading up to a beautiful clearing.
I get it.
But the longer the driveway, the more I want to know about maintenance.
A long gravel driveway may require periodic grading, fresh material, drainage improvements, and regular attention to erosion. A steep driveway can be challenging during icy conditions, particularly if you’re relying on a smaller vehicle or have limited places to turn around.
Then there’s snow removal.
If you’re moving to Vermont from somewhere that rarely sees significant snowfall, it’s worth understanding what plowing actually involves. A long driveway may require a professional plow service, and availability and pricing can vary considerably depending on the location and the difficulty of the work.
I also encourage buyers to think about emergency access, delivery vehicles, and where snow will be pushed as it accumulates over the winter.
None of these considerations should necessarily discourage you from buying a rural property. They’re simply part of understanding the responsibilities that come with it.
Your Drinking Water Might Come From a Well or Spring
In many Vermont communities, particularly outside village centers, municipal water isn’t an option.
Instead, homes rely on private drinking water sources, including drilled wells, dug wells, and springs.
According to the Vermont Department of Health, approximately four in ten Vermont households get their drinking water from private wells or springs.
If you’ve always lived somewhere with municipal water, this may be unfamiliar territory. Instead of receiving a water bill from the town, you’re responsible for maintaining your own water source and making sure the water is safe to drink.
There are advantages to having a private water supply, but there are also important questions to ask before purchasing.
Not All Wells Are Created Equal
A drilled well is different from a shallow dug well, and a spring-fed water system presents its own considerations.
When evaluating a property, I want to understand what type of water source it has, where it’s located, whether there are available well records, and what is known about its performance.
A few questions worth asking include:
-
What type of well or water source serves the property?
-
How old is the well, and are there drilling or construction records?
-
What is the documented well yield, if available?
-
Has the property experienced water shortages during dry periods?
-
Are there filtration, softening, or other treatment systems?
-
When was the water last tested, and what did the results show?
-
Is the water source shared with another property?
A well that provides sufficient water for one household may not necessarily support every future use a buyer has in mind.
And while a well’s depth is an interesting detail, depth alone doesn’t establish how much water it produces or whether the water is safe.
Always Test the Water
This is one area where I strongly encourage buyers not to make assumptions.
Water can look clear, taste fine, and still contain contaminants that you can’t detect without laboratory testing.
Vermont has naturally occurring groundwater concerns, including arsenic, uranium, and certain radioactive substances, along with potential bacterial contamination and other water-quality issues.
The Vermont Department of Health recommends testing private drinking water for bacteria annually and completing its broader Homeowner Testing Package every five years. That package includes bacteria, inorganic chemicals, and gross alpha radiation testing.
When purchasing a home, I recommend discussing appropriate water testing with your inspector and using a certified laboratory. Additional testing may be advisable based on the property, its surroundings, and the type of water source.
A basic bacteria test required by a lender isn’t necessarily the same as a comprehensive water-quality evaluation.
The good news is that many water-quality issues have treatment options. The important thing is knowing what you’re dealing with before you purchase the property.
Let’s Talk About What’s Underground: Vermont Septic Systems
If your Vermont home isn’t connected to municipal sewer, there’s a good chance it relies on a private septic system.
And if there’s one thing I’ve learned about rural real estate, it’s that what you can’t see underground deserves just as much attention as what you can see above it.
A typical septic system includes a tank that receives wastewater from the home and a dispersal or treatment area where effluent is managed. The exact design can vary considerably depending on the age of the property, soil conditions, site constraints, and applicable permitting requirements.
Some Vermont homes have relatively modern, engineered systems with detailed permits and plans. Others have older systems with limited documentation.
I’ve encountered properties where the owners have carefully maintained their systems and retained every record, and others where even locating the tank requires a little detective work.
The Number of Bedrooms Matters
Here’s something that surprises many Vermont buyers: the number of bedrooms advertised in a real estate listing isn’t necessarily the number of bedrooms supported by the property’s wastewater permit.
Depending on the system and permit, approved wastewater capacity may be tied to a specific design flow or bedroom count.
That matters if you’re buying a home with plans to add bedrooms, finish a basement, convert a space into an accessory dwelling unit, or expand the property in the future.
A home that physically has four rooms suitable for sleeping doesn’t automatically have a septic system permitted for four bedrooms.
Before making assumptions about future improvements, it’s important to review the applicable wastewater permit and consult a qualified wastewater designer or the Vermont Department of Environmental Conservation when necessary.
What to Investigate Before Buying a Home With Septic
I recommend understanding the system’s history and condition as thoroughly as possible.
That includes reviewing available permits, locating the tank and dispersal area, asking about maintenance and pumping records, and arranging an appropriate inspection by a qualified professional.
It’s also worth asking whether the system has experienced backups, drainage issues, odors, or other performance problems.
If you’re buying an older Vermont home, don’t assume the system meets today’s design standards simply because it has functioned for years.
Likewise, a newer system isn’t automatically problem-free.
A septic inspection, permit review, and professional evaluation can help identify issues that might otherwise become an expensive surprise after closing.
Want to Add an ADU, Guest Cabin, or Another Bathroom? Do Your Homework First.
Vermont attracts plenty of buyers with plans beyond simply moving into an existing home.
Maybe you’re dreaming about a guest cabin for visiting family, an accessory dwelling unit, a workshop with plumbing, or a future addition that gives you a little more space.
Those plans can be exciting, but they deserve investigation before you buy.
In Vermont, adding bedrooms, connecting additional structures, modifying a wastewater system, or increasing wastewater demand can trigger permitting requirements. Even if the lot is large, that doesn’t mean it automatically has suitable soils, available septic capacity, or approval for additional development.
I’ve seen how much potential a property can offer when its infrastructure and permits support future plans. I’ve also seen why it’s important not to confuse potential with permission.
If your purchase depends on being able to build or expand, make sure those plans are evaluated by the appropriate professionals and authorities before you commit.
Other Vermont Realities Worth Considering
Wells, septic systems, and private roads are three of the biggest differences between buying in a rural Vermont community and purchasing a home in a more developed area. But they’re hardly the only considerations.
Heating a Vermont Home Isn’t an Afterthought
Oil, propane, wood, pellets, electric heat, and heat pumps are all part of the Vermont heating conversation.
A beautiful old farmhouse with original windows and minimal insulation can have very different operating costs from a newer, energy-efficient home.
I encourage buyers to ask about historical heating expenses, insulation, heating equipment, maintenance records, and whether supplemental systems are needed during extreme cold.
High-Speed Internet Isn’t Guaranteed Everywhere
A house can have incredible mountain views and still have limited internet options.
If you work remotely, stream regularly, or rely on a stable connection, confirm the actual service available at the property rather than assuming that an internet provider serves every address in the town.
Your Property Boundaries May Not Be Where You Think
Old stone walls, fences, tree lines, and mowed lawns can create the impression of clear boundaries, but they aren’t substitutes for a survey or reliable boundary documentation.
For properties with acreage, I pay particular attention to recorded easements, rights-of-way, shared driveways, and how the land can legally be accessed and used.
Flooding and Drainage Deserve Attention
Vermont’s rivers, streams, steep terrain, and changing weather patterns make drainage and flood history important considerations.
A home doesn’t need to sit directly beside a river to experience water-related problems. Driveway washouts, basement moisture, hillside runoff, and culvert failures can all create challenges.
Reviewing flood maps, historical information, property disclosures, and site conditions is part of making an informed purchase.
Don’t Let the Romance of Vermont Distract You From the Details
I spend a lot of time encouraging people to appreciate what makes Vermont special. I love our small towns, winding roads, historic homes, and the fact that so much of the state still feels connected to its landscape.
But loving Vermont also means understanding what living here actually involves.
That picturesque dirt road may require patience during mud season. The beautiful wooded driveway may come with a substantial winter maintenance bill. The farmhouse with original details may need a new heating system. And the property with ten acres and endless possibilities may have limitations that aren’t obvious during a showing.
None of those things necessarily make a property a bad investment or a poor choice.
In fact, some of the most rewarding Vermont homes come with a few quirks and a little extra responsibility.
The key is knowing what you’re getting into.
My Advice? Ask Questions Before You Fall in Love.
When I work with buyers, my goal isn’t simply to help them find a house they love. It’s to help them understand the property they’re purchasing and make decisions with their eyes open.
That means looking beyond the listing photos, asking thoughtful questions, reviewing available records, and involving qualified inspectors and specialists when necessary.
I want you to appreciate the view from the porch, but I also want you to understand the septic system, the well, the road, and the responsibilities that come with owning the property.
Because buying a home in Vermont is about more than finding the right house. It’s about understanding the lifestyle that comes with it.
And sometimes, that means knowing exactly what you’re signing up for when mud season rolls around.
Thinking about buying a home in Vermont? Whether you’re relocating from out of state, purchasing your first home, or looking for a property with a little more land and privacy, I’d be happy to help you navigate the details.
Let's Find Your Place in Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont