Sometimes the Best Advice I Can Give You Is to Walk Away
One of the things I want every buyer to understand about working with me is that my job isn’t simply to help you buy a house. It’s to help you make a good decision about buying a house.
And sometimes, that means recommending that you don’t buy one.
I know that might sound counterintuitive coming from a Realtor whose livelihood depends on real estate transactions. But I believe my responsibility to my clients extends well beyond getting an offer accepted and making it to the closing table.
Buying a home is a significant financial commitment, and in Vermont, where properties can come with everything from aging infrastructure and private road agreements to wastewater limitations and flood concerns, there’s a lot more to consider than whether you love the kitchen.
I’m Erin McCormick, a Realtor with Keller Williams Vermont, and I take my responsibility to protect my clients’ interests seriously. I want you to love where you live, but I also want you to understand what you’re buying, what it may cost to maintain, and whether it makes sense for your long-term goals.
If something doesn’t add up, I’m going to tell you.
Even if it means we don’t buy the house.
I Don’t Believe Every House Is Worth Buying at Every Price
There’s a difference between a great property and a great purchase.
A home can be beautiful, well-maintained, and located in a desirable Vermont community, but that doesn’t automatically make it a good investment at any price.
When we’re evaluating a property, I want to understand how the asking price compares with recent sales, what makes the home unique, and whether the price is supported by the market.
This can be particularly challenging in Vermont, where comparable sales aren’t always straightforward.
A renovated farmhouse on ten acres in the Mad River Valley may have very few directly comparable properties. A lakefront home on Lake Champlain may have characteristics that make it difficult to evaluate against other waterfront sales. And a rural property with multiple outbuildings, unusual construction, or significant acreage may require more analysis than a typical neighborhood home.
I’m not going to pretend there’s always one obvious answer to what a property is worth.
But I am going to give you my assessment, explain the available evidence, and help you understand the risks of the price you’re considering.
Sometimes that means telling a buyer that I don’t believe the property supports the number they’re prepared to offer.
You can ultimately make your own decision, but I want that decision to be informed.
Vermont Homes Can Come With Expensive Surprises
One of the reasons I believe due diligence is so important in Vermont is that many of our properties have characteristics buyers may not be familiar with.
Private wells and septic systems are common. So are older heating systems, aging roofs, private roads, and homes that have been renovated or expanded over several generations.
A property might look wonderful in listing photos while having significant infrastructure needs that aren’t immediately apparent.
Let’s say we’re considering an older farmhouse that needs a new roof, has an aging boiler, and may require septic work.
Individually, those issues might be manageable.
But together, they could represent a substantial financial commitment beyond the purchase price.
And if you’re already stretching your budget to purchase the home, those expenses may create a level of financial risk I’m not comfortable overlooking.
That doesn’t mean I’ll automatically discourage you from buying a property that needs work.
Some buyers have the financial resources, experience, and enthusiasm to take on significant renovations.
Others are looking for a home they can move into without major immediate expenses.
My advice needs to reflect your circumstances, not simply the condition of the house.
Flood Risk Is Something I Take Seriously
Vermont’s flooding history is a reminder that water deserves careful consideration when buying property.
And I’m not just talking about homes located directly beside a river.
Flood risk can be influenced by a property’s elevation, drainage, surrounding terrain, proximity to streams, and other factors. Some properties experience basement water or surface runoff even when they aren’t located within a mapped flood hazard area.
When we’re evaluating a home, I want to review available seller disclosures, flood hazard information, and any known history of water intrusion.
If something raises concerns, we may need additional investigation through municipal officials, insurance professionals, inspectors, or other qualified experts.
I don’t want you discovering after closing that the property has a history of water problems that could have been investigated beforehand.
And if the potential risk is greater than you’re comfortable accepting, walking away may be the right decision.
The Property May Not Support What You Want to Do With It
This is another reason I spend time understanding a buyer’s goals before we start touring homes.
Maybe you’re looking for a Vermont property where you can build an additional cabin.
Perhaps you want to operate a short-term rental, create an accessory dwelling unit, keep animals, or build a large garage.
Those plans can influence whether a property is appropriate for you.
But just because a parcel has acreage doesn’t mean you can necessarily build whatever you want on it.
Zoning, wastewater permits, setbacks, recorded restrictions, access, and other requirements can affect what’s possible.
And a property that has historically been used as a short-term rental isn’t automatically guaranteed to qualify for that use under current requirements or new ownership.
I want to help you identify those questions before you commit to a purchase.
If your primary reason for buying a property depends on something that isn’t permitted or feasible, that’s a significant concern.
I would much rather help you find a different property than encourage you to purchase one based on an assumption that turns out to be wrong.
Sometimes the Problem Is the Location, Not the House
One of the things I love about Vermont is how different our communities and properties can be.
You can live in a walkable village, on a remote dirt road, near a ski mountain, or overlooking a working farm.
But those settings come with different lifestyles and responsibilities.
A home might be beautiful, but if it’s located on a steep private road and you’re uncomfortable with winter driving, that could become a daily frustration.
A property might offer incredible privacy, but if you need reliable high-speed internet for work and service is limited, it may not be practical.
Or perhaps the home is everything you want, but the commute is significantly longer than you anticipated.
You can renovate a kitchen.
You can’t easily change the location of the house.
That’s why I want buyers to think carefully about the things they can’t change, rather than becoming distracted by the things they can.
I Pay Attention to How Much Financial Flexibility You Have Left
A mortgage preapproval tells us what a lender may be willing to finance.
It doesn’t necessarily tell us what you should spend.
I want my buyers to consider the total cost of homeownership, including property taxes, insurance, utilities, maintenance, and the unexpected expenses that inevitably come with owning a home.
In Vermont, those expenses might include heating oil or propane, snow removal, private road maintenance, septic system upkeep, or significant seasonal repairs.
If purchasing a particular home leaves you with very little financial flexibility, I think that’s worth discussing.
Especially if the property has known maintenance needs.
I’m not a financial advisor, and the ultimate decision about affordability is yours to make with your lender and other advisors.
But I am going to encourage you to consider what ownership will look like after closing, not just whether you can get the keys.
A Competitive Market Isn’t a Reason to Ignore Red Flags
Low inventory can create pressure.
When you’ve been searching for months and a promising property finally becomes available, it’s easy to feel like you need to make it work.
I understand that.
But I don’t believe the fear of missing out should drive one of the largest financial decisions you’ll make.
There may be situations where we need to move quickly, structure a competitive offer, or make thoughtful compromises.
That doesn’t mean abandoning reasonable due diligence or ignoring significant concerns.
I want you to understand the tradeoffs you’re making.
If you’re comfortable with those tradeoffs, that’s one thing.
If you’re taking on risks you don’t fully understand because you’re afraid another opportunity won’t come along, that’s a different conversation.
Sometimes We Discover the Problem After We’re Under Contract
Not every concern can be identified before making an offer.
That’s why inspections, financing, title review, and other contractual due diligence can be so important.
Maybe the inspection reveals a structural issue.
Perhaps the appraisal comes in below the purchase price.
An attorney might discover an access concern, or additional research may reveal limitations affecting your intended use of the property.
When those issues arise, my first instinct isn’t to panic or automatically terminate the transaction.
It’s to understand the facts.
What exactly is the problem? What will it take to resolve it? Who needs to be involved? Are there reasonable solutions? What do the contract terms allow?
Sometimes we can negotiate a resolution that makes sense.
Other times, the risk or cost may be too significant.
And when that’s the case, I want you to understand your options, including whether you have a contractual right to withdraw.
Not every transaction should close simply because we’ve invested time and energy into it.
My Commission Should Never Be the Reason You Buy a House
I think this is one of the most important things I can communicate to a buyer.
Yes, real estate is my business.
Yes, I earn a living helping people buy and sell homes.
But I don’t want a client purchasing a property that isn’t right for them simply because we’ve spent months searching, toured a lot of homes, or already negotiated a contract.
My time investment doesn’t change my responsibility to give you thoughtful advice.
And if I believe there’s a significant concern, I’m going to say so.
I won’t make the decision for you, and I won’t pretend that my opinion is a substitute for qualified legal, financial, or technical advice.
But I will tell you what I think and explain why.
Sometimes that may not be what you want to hear.
I believe that’s part of doing my job well.
I Want You to Love Where You Live, Long After Closing
One of the reasons I founded Travel Like a Local® Vermont was to share the places, communities, and experiences that make living here so rewarding.
That same appreciation for Vermont shapes how I approach real estate.
I don’t just want to help you purchase a property.
I want to help you find a place that works for your life.
A home that makes sense financially, fits your priorities, and allows you to enjoy the Vermont lifestyle you’re looking for.
And if that means telling you that a particular property isn’t the right one, I’m comfortable having that conversation.
Because my goal isn’t simply to get you to closing.
My goal is to help you make a decision you’ll still feel good about long after the transaction is complete.
If you’re thinking about buying a home in Vermont, I’d love to help you approach the process with thoughtful research, local knowledge, and advice that’s grounded in your best interests.
Let’s Find Your Place in Vermont.
Erin McCormick | Realtor, Keller Williams Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont