Local knowledge. Thoughtful negotiation. Personal representation from start to finish.
Finding a home you love is one thing. Knowing what to pay, how to structure a competitive offer, what questions to ask, and how to navigate everything between an accepted offer and closing is another.
That’s where I come in.
I’m Erin McCormick, a Realtor with Keller Williams Vermont, and I take a hands-on, strategic approach to helping buyers find and purchase homes throughout Vermont. From understanding the nuances of our local markets to identifying opportunities that go beyond purchase price, my goal is to help you make informed decisions and put your strongest possible offer forward.
I don’t believe buying a home should feel like a guessing game. And I don’t believe the best representation starts and ends with opening doors.
Let's Talk About Buying in Vermont
Finding the Right Home Is Only the Beginning
There’s no shortage of websites where you can browse Vermont real estate listings. You can search by price, bedrooms, acreage, town, or just about any other criteria imaginable.
But a listing can’t tell you everything you need to know.
It won’t necessarily explain how a particular property compares to recent sales, whether the asking price reflects current market conditions, or what questions you should be asking about a private road, septic system, or an older home’s heating infrastructure.
And it certainly won’t tell you what matters most to the seller or how to structure an offer that addresses those priorities.
That’s the value of having an experienced Realtor working on your behalf.
My job is to help you see the bigger picture, recognize opportunities, understand potential risks, and make decisions with confidence.
How I Help You Compete Without Simply Offering More Money
One of the biggest misconceptions about buying real estate is that the highest offer always wins.
Price matters, but it’s rarely the only consideration.
When I’m representing a buyer, I want to understand the seller’s priorities before we put an offer together. Sometimes that means asking questions that other buyers or agents may overlook.
I Learn What Matters to the Seller
Before writing an offer, I make a point of connecting with the listing agent to learn what they’re authorized to share about the seller’s preferences.
Is the seller focused on maximizing their net proceeds? Do they need a quick closing, or would additional time make their move easier? Are they especially concerned about the certainty of the transaction? Would a little flexibility remove some of the hassle associated with selling?
Those details help me identify opportunities to make our offer more attractive.
For example, a seller who has already moved might prioritize speed and certainty, while someone downsizing after decades in the same home might value additional time or flexibility around moving.
The right strategy depends on the situation.
I Look for Creative Terms That Benefit Both Sides
Sometimes the strongest negotiating opportunities have very little to do with price.
A seller may appreciate being able to leave behind certain agreed-upon belongings rather than clearing out every last item before closing. Another might value flexibility around the closing date or specific logistical arrangements.
If those terms work for you, we can consider incorporating them into the offer.
The goal isn’t to give away your protections or agree to unnecessary expenses. It’s to understand whether something relatively simple for you could be particularly valuable to the seller.
A thoughtful offer isn’t always the most expensive offer. Sometimes it’s the one that best addresses what the seller needs.
I Present Your Offer Clearly and Professionally
When we submit an offer, I don’t simply send over a stack of paperwork and hope for the best.
I provide the listing agent with an organized, easy-to-understand summary of the important terms, including price, financing, deposit, contingencies, closing timeline, and any flexibility we’ve built into the agreement.
If we’ve structured the offer around something important to the seller, I make sure that’s communicated.
And when appropriate, I share what you genuinely appreciate about the property, whether that’s the craftsmanship of an older home, the setting, or the care that’s gone into maintaining it.
I keep that conversation focused on the property and the transaction, not personal information that could raise Fair Housing concerns.
My goal is to make it easy for the listing agent to understand and accurately present the strengths of your offer.
I Communicate Proactively
Relationships and communication matter in real estate.
I believe in establishing a productive working relationship with the listing agent, asking questions early, responding promptly, and keeping the lines of communication open.
That doesn’t mean compromising your interests. It means approaching the transaction professionally and recognizing that everyone benefits from clear expectations and fewer surprises.
I want the agent on the other side of the transaction to know we’re serious, prepared, and responsive.
And I want you to know what’s happening every step of the way.
Let's Build Your Buying Strategy
I Help You Understand What a Vermont Home Is Really Worth
Before we talk about how much to offer, we need to understand what the property is worth in the current market.
That means looking beyond the list price.
I evaluate comparable sales, competing listings, recent market activity, property condition, location, and the features that make a home more or less desirable to prospective buyers.
Vermont real estate is particularly nuanced because our communities and property types can vary dramatically within relatively short distances.
A village home in Middlebury is a very different property from a farmhouse with acreage in the Mad River Valley. A ski property in Stowe may attract a different buyer pool from a year-round residence in Chittenden County.
And even within the same town, two homes with similar square footage can have significantly different values based on condition, land, access, views, improvements, and location.
I use market data and local knowledge to help you understand where a property fits, how competitively it’s priced, and what offer strategy makes sense.
The goal isn’t simply to win the house. It’s to make a purchase you feel good about long after closing.
Vermont Real Estate Has Its Own Set of Rules
Buying a home in Vermont comes with considerations you might not encounter in other parts of the country.
Many properties don’t have recent boundary surveys. Municipal water and sewer aren’t universally available, particularly outside our cities and village centers. Private roads and shared driveways are common. Homes may have multiple heating sources, and older properties can come with decades of improvements, additions, and unusual documentation.
And then there’s mud season.
A beautiful dirt road in August may be a very different experience during the spring thaw.
I want you to understand these details before you buy, not discover them after moving in.
Depending on the property, we’ll discuss questions such as:
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Wells and septic systems: What serves the property, what records are available, and what testing or inspections make sense?
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Road access and maintenance: Is the road public or private? Who plows it? Are there recorded maintenance agreements or rights-of-way?
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Property boundaries: Is there a survey? Are the acreage and boundaries adequately documented for your intended use?
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Heating and energy costs: What systems serve the home, and what should you know about fuel consumption, equipment, and maintenance?
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Permits and future improvements: Are there zoning, wastewater, or other restrictions that could affect your plans?
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Internet and utilities: Are the services you need actually available at the property?
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HOAs and deed restrictions: Are there recorded obligations, including associations that may exist on paper but aren’t actively operating?
I don’t pretend to be a home inspector, attorney, surveyor, or engineer. But I do know when to ask questions and when to bring in the right professionals.
That’s an important part of protecting your interests.
A More Personal Way to Buy Real Estate
I’ve spent much of my career in real estate leadership, marketing, and business consulting, including working with agents and teams across the country.
I’ve seen how large real estate organizations operate, and I’ve learned a great deal from that experience.
But when it comes to representing my own clients, I’ve deliberately chosen a more personal approach.
When you work with me, you work with me.
I’m the person helping you evaluate properties, analyze market data, think through your offer, communicate with the listing agent, and navigate the transaction.
I believe there’s real value in having one person who understands your goals, knows the details, and remains directly involved throughout the process.
You shouldn’t have to explain your situation to a different person every time you have a question.
And you should never feel like you’re simply another transaction moving through a system.
More Than a Realtor. A Vermont Local Who Loves Where She Lives.
I didn’t grow up in Vermont. I came here to attend Middlebury College and ended up building my life and career in the Green Mountain State.
It was one of the best decisions I’ve made.
Through Travel Like a Local® Vermont, a platform I founded in 2014, I’ve spent more than a decade exploring the state, getting to know its communities, supporting small businesses, and sharing the places and experiences that make Vermont such an extraordinary place to live.
That perspective is part of what I bring to real estate.
I can help you understand the difference between living in a walkable village and on a remote dirt road, what makes different regions distinctive, and how a particular location might fit the lifestyle you’re hoping to create.
Because buying a home isn’t just about bedrooms, bathrooms, and square footage.
It’s about finding a place where you want to build your life.
Travel Like a Local® Vermont helps people experience the state. Live Local Vermont helps people put down roots here.
From the First Conversation to Closing Day
Buying a home involves plenty of moving parts, and my job is to help you navigate them with a clear plan.
Getting to Know You
We’ll start by talking about what you’re looking for, why you’re buying, your timeline, and what matters most in your next home. I’ll also help you understand the current market and connect you with trusted professionals when needed.
Finding and Evaluating Properties
We’ll look beyond the listing photos to evaluate location, condition, value, and the practical details of ownership. I’ll help you understand how properties compare and identify questions worth investigating.
Building Your Offer Strategy
When you find the right home, we’ll review comparable sales, discuss your comfort level, evaluate the seller’s stated priorities, and develop an offer that balances competitiveness with your interests.
Negotiating and Getting Under Contract
I’ll communicate directly with the listing agent, present your offer clearly, negotiate on your behalf, and help you understand your options as the conversation progresses.
Navigating Due Diligence and Closing
Once we’re under contract, I’ll help coordinate the process with your lender, attorney, inspectors, and other professionals. We’ll track deadlines, address questions, and work through issues as they arise.
And throughout it all, you’ll work directly with me.
Let’s Find Your Place in Vermont
Whether you’re buying your first home, relocating to Vermont, purchasing a second home, or looking for something that better fits your next chapter, I believe you deserve more than someone who can schedule showings and write an offer.
You deserve an advocate who understands the market, asks thoughtful questions, communicates proactively, and knows how to look for opportunities that other people might miss.
I can’t promise every offer will be accepted, and I won’t encourage you to take unnecessary risks just to get a property under contract.
What I can promise is a thoughtful strategy, personal attention, and a commitment to helping you make informed decisions.
Let’s talk about what you’re looking for and how I can help you get there.
Let's Talk About Buying a Home in Vermont
Erin McCormick | Realtor, Keller Williams Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont