In a Competitive, Low-Inventory Market, Knowing Where to Compromise Matters
One of the biggest challenges of buying a home in Vermont, particularly when inventory is limited, is accepting that the perfect property may not exist within your budget.
You might find a house with a beautiful kitchen but not enough land. Another might have the acreage you’ve always wanted but need significant cosmetic updates. And then there’s the house in your ideal location that checks almost every box, except the bathrooms haven’t been updated since 1992.
So how do you decide what’s worth compromising on?
My advice is relatively simple: Focus on the things you cannot change, and be more flexible about the things you can.
I’m Erin McCormick, a Realtor with Keller Williams Vermont, and this is one of the most important conversations I have with buyers, especially when we’re navigating a competitive market with limited options.
Because when there aren’t dozens of homes to choose from, knowing the difference between a dealbreaker and a future improvement can make all the difference.
Start With the Things You Can’t Change
Every buyer has a wish list, and I encourage that. It’s important to understand what you want in a home.
But I also encourage buyers to separate that list into two categories: the things that are essential and difficult or impossible to change, and the things that could reasonably be improved over time.
A home’s location is probably the most obvious example.
You can renovate a kitchen, replace flooring, paint walls, and update light fixtures.
You can’t pick up the house and move it ten miles closer to your favorite town.
If being within walking distance of restaurants and shops is important to your lifestyle, a beautifully renovated house on a remote road may never feel like the right fit.
And if you’ve always dreamed of living on several acres with privacy and mountain views, a perfectly finished home in a densely developed neighborhood probably won’t satisfy that desire.
The house can change. The setting, in most cases, cannot.
Location Is More Than a Town Name
When I talk about location, I’m not just referring to whether a property is in Stowe, Waterbury, Woodstock, or another Vermont community.
I’m talking about the specific setting and how it will affect your day-to-day life.
Is the home on a busy road? How close are the neighbors? What’s the commute like? Does the property get good natural light? Is it within a reasonable distance of the places you want to visit regularly?
And in Vermont, there are additional considerations.
A home might be located on a private dirt road that requires shared maintenance and becomes challenging during mud season. Another might have a steep driveway that requires careful winter maintenance.
A property could have beautiful views in one direction but be located near a use or feature that doesn’t appeal to you.
These are things worth considering carefully because they’re not easily remedied with a renovation budget.
I’ve spent years exploring Vermont through Travel Like a Local® Vermont, and one of the things I enjoy most about helping buyers is connecting them with communities and locations that genuinely fit the way they want to live.
I want you to love more than the house.
I want you to love where you live.
You Can’t Create More Land
Acreage is another consideration that deserves attention.
If having room for a garden, animals, outdoor recreation, or simply more separation from neighbors is important to you, the amount and usability of the land may be more valuable than the finishes inside the house.
You can change countertops.
You generally can’t manufacture another five acres.
But it’s also important to understand that not all acreage is created equal.
Five acres of steep, wooded terrain may offer a very different experience from five acres of relatively level, open land.
Wetlands, easements, zoning restrictions, septic areas, and other considerations may also affect what you can do with a property.
If you’re hoping to add a barn, build an accessory dwelling unit, or create another structure, we need to investigate whether those plans are feasible rather than assume that acreage automatically provides the opportunity.
The land itself, its characteristics, and the rights associated with it should be part of the decision.
Natural Light, Orientation, and Views Matter
I think natural light is one of the most underrated considerations when buying a home.
You can repaint dark walls and replace heavy window treatments, but you may have limited ability to change how a house is positioned on its lot.
If the home sits in a heavily wooded area or faces a direction that limits sunlight, renovations may only accomplish so much.
The same applies to views.
A property overlooking the Green Mountains, a beautiful meadow, or Lake Champlain offers something that isn’t easily recreated.
Of course, views aren’t always guaranteed to remain unchanged. Trees grow, neighboring properties may be developed, and surrounding land uses can evolve.
But the existing setting and orientation are still important factors to consider.
I encourage buyers to pay attention to how a home feels at different times of day, what they see from the windows, and how the outdoor spaces relate to the surrounding landscape.
Those details often have a lasting impact on how much you enjoy living there.
Floor Plans Can Change, But Not Always Easily
Here’s where things get a little more nuanced.
Unlike location or acreage, a home’s floor plan can sometimes be modified.
Walls can be removed, rooms can be reconfigured, and additions may be possible.
But that doesn’t mean those changes are simple, affordable, or feasible.
A home with a fundamentally awkward layout may require significant structural work to function the way you want.
And if you need a first-floor bedroom, for example, it’s important to understand whether the existing layout can accommodate one without a major renovation.
I encourage buyers to look beyond cosmetic finishes and consider the bones of the house.
Does the overall layout work for your lifestyle? Are the rooms appropriately sized? Is there a logical flow between spaces? Could the home accommodate your needs over time?
Sometimes an outdated home with an excellent floor plan is a much better opportunity than a beautifully renovated property with a layout that doesn’t work.
The Things You Can Change Are Often What Distract Buyers Most
Now let’s talk about the other side of the equation.
I can’t tell you how often buyers focus on the features that are relatively easy to change.
Paint colors. Light fixtures. Cabinet hardware. Wallpaper. Flooring. Landscaping.
These are the details that make a home feel dated or different from someone’s personal taste, but they don’t necessarily reflect the property’s long-term potential.
A house with an orange kitchen and outdated bathrooms may be a fantastic opportunity if it’s located exactly where you want to be, has a functional layout, and is otherwise in sound condition.
And sometimes a home that’s been beautifully staged or recently renovated can distract buyers from more significant shortcomings.
It’s easy to fall in love with a kitchen.
It’s harder to imagine how much you’ll dislike a long commute or a lack of privacy after you’ve lived there for six months.
That’s why I encourage buyers to look past the presentation and think about what will matter after the excitement of moving in wears off.
Cosmetic Updates Are Different From Major Repairs
I want to make an important distinction here.
Just because something can be changed doesn’t mean it’s inexpensive or easy to change.
Replacing a few light fixtures is very different from replacing a roof, addressing foundation issues, installing a new septic system, or undertaking a major renovation.
And in Vermont, where homes may have older heating systems, historic construction, and unique infrastructure, those costs deserve careful consideration.
I’m not going to encourage a buyer to overlook significant defects simply because the location is desirable.
We still need to evaluate the property’s condition, understand potential repair costs, and determine whether the purchase makes financial sense.
A home with dated finishes may be a great opportunity for a buyer who wants to make improvements over time.
A home with major structural problems or expensive infrastructure needs may be an entirely different proposition.
The goal isn’t to ignore problems.
It’s to distinguish between preferences, manageable improvements, and meaningful financial risks.
Low Inventory Means We Need to Be Thoughtful About Our Priorities
When inventory is plentiful, buyers may have the luxury of being selective about nearly every feature.
They might be able to find the right location, the right layout, the right finishes, and the right price without making many compromises.
But in a low-inventory market, that combination may be difficult to find.
And if we reject every home because it doesn’t match the wish list perfectly, we may overlook properties that could be excellent long-term fits.
That’s why I encourage buyers to identify their true nonnegotiables before we start touring homes.
Maybe being in a particular school district is essential. Perhaps you need a first-floor bedroom or accessible layout. Maybe acreage is a priority, or you need to be within a certain commuting distance.
Those are the things we should protect.
But if a home meets those needs and has outdated flooring, an older kitchen, or landscaping that needs attention, I want you to consider whether those are improvements you could make over time.
You don’t have to love every detail of a house on the day you purchase it.
You do need to feel comfortable with the things you can’t reasonably change.
Don’t Let Someone Else’s Design Choices Determine Your Decision
One of the most interesting parts of showing homes is seeing how differently buyers respond to the same property.
Some people walk into a dated home and immediately see the potential.
Others have a difficult time imagining it with different finishes.
Neither reaction is unusual.
But I encourage buyers to remember that they’re purchasing the property, not the seller’s decorating decisions.
The wallpaper can come down. The cabinets can be painted or replaced. The carpet can be removed.
Even a room that feels dark or dated may look completely different with new lighting and finishes.
When we tour homes, I try to help buyers separate what they’re reacting to visually from what the property actually offers.
Because sometimes the house that doesn’t photograph particularly well is the one that deserves a closer look.
A Less-Than-Perfect House Can Be a Better Long-Term Investment
I don’t believe that every outdated home is a bargain or that renovations automatically create equity.
Purchase price, renovation costs, market conditions, and the property’s underlying characteristics all matter.
But I do believe that buying a home with strong fundamentals and making thoughtful improvements over time can be a smart approach.
Consider two properties at similar price points.
One has a recently renovated kitchen and bathrooms but sits on a busy road with limited outdoor space.
The other has older finishes but is located on a quiet street, offers a functional floor plan, and has a yard that meets your needs.
For a buyer who values privacy and outdoor space, the second property may offer more long-term satisfaction, even if it requires cosmetic updates.
And unlike a kitchen renovation, there’s not much you can do to change the traffic outside your front door.
That’s why I encourage buyers to think about the home they’ll want to live in five or ten years from now, not just the one that looks best in listing photos today.
My Job Is to Help You See the Potential Without Overlooking the Risks
When I work with buyers, I want to help them see beyond the surface.
That means identifying the qualities that make a property worth considering, even when the finishes aren’t their personal style.
But it also means recognizing when a property’s shortcomings are more significant than they initially appear.
If you want to add a bedroom, we need to consider whether the space, permits, and potentially the wastewater system can support that plan.
If you’re hoping to build a garage or another structure, we should investigate setbacks, zoning, and other applicable restrictions.
And if you’re considering a major renovation, I want you to understand that costs and feasibility should be evaluated by qualified professionals before you rely on those plans.
I love helping buyers recognize potential.
But potential needs to be grounded in reality.
The Right Home Might Not Look Like Your Pinterest Board
I think there’s a tendency to approach home shopping with a very specific picture in mind.
The perfect kitchen. The perfect bathrooms. The perfect porch. The perfect combination of finishes and features.
And there’s nothing wrong with having a vision.
But when we’re navigating a competitive market with limited inventory, I want you to be open to the possibility that the right home might not look exactly like that picture on day one.
It might need paint, new floors, updated fixtures, or a kitchen renovation down the road.
It might have a few quirks that take some getting used to.
But if it’s in the right location, has the space and setting you need, and makes financial sense, it may offer something much more valuable than a perfectly styled interior.
It may offer the opportunity to create a home that truly works for you.
Buy for What You Can’t Change. Improve What You Can.
At the end of the day, buying a home is an exercise in priorities.
Especially in Vermont, where inventory can be limited and properties are often unique, the right choice may require looking beyond the finishes and focusing on the fundamentals.
Location. Land. Setting. Orientation. Access. The overall functionality of the property.
Those are the characteristics I want buyers to evaluate carefully.
The paint colors, cabinet hardware, and outdated light fixtures?
We can talk about those later.
I’d rather help you buy a home in a location you love that needs a little work than encourage you to purchase a beautifully renovated house in a setting that will never feel right.
Because when you’re making a significant investment in a home, it’s worth focusing on the things that will matter long after the furniture is unpacked.
If you’re thinking about buying a home in Vermont, I’d love to help you identify your priorities, understand the tradeoffs, and find a property that fits the life you want to live.
Let's Find Your Place in Vermont
Erin McCormick | Realtor, Keller Williams Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont