📅 July 2025 Vermont Real Estate Market Update: Navigating a More Strategic Market

Market at a Glance: More homes for sale, longer time on market, and buyers negotiating harder, but well-prepared sellers are still seeing success. 

As July came to a close, the Vermont real estate market delivered a familiar seasonal rhythm with steady buyer activity and consistent closings, but with more signs of shifting dynamics under the surface. Inventory remains elevated, price sensitivity is increasing, and buyers are more deliberate than we’ve seen in recent years.

Here’s a closer look at the key trends shaping the month and what they may signal for the second half of 2025:

📈 Buyer Activity Holds, Though the Pace Is Moderating

Total homes under contract (pending + active under contract) were up 26.3% year-over-year, a strong indicator that buyers are still actively making offers. However, when compared to June, the number of homes under contract dipped slightly (-4.45%), pointing to a subtle seasonal cooldown as we head deeper into summer.

Closed sales rose 13.6% month-over-month and were up 5.6% compared to July 2024, reinforcing that transactions are continuing to move forward—especially when homes are well-presented and priced with today’s market in mind.

🕰️ Homes Are Taking Longer to Sell

We’re continuing to see increased days on market, a clear signal that while buyers are engaged, they’re moving more slowly and selectively:

• Average DOM: 28 days (up 47.4% year-over-year)

• Median DOM: 9 days (up 28.6%)

This doesn’t mean demand has disappeared, it just means buyers have more options, more time to evaluate, and more willingness to walk away when the value doesn’t feel right.

💰 Price Sensitivity Is Becoming More Apparent

We’re now seeing real movement in sale prices and negotiation trends:

• Average Sale Price: $563,210 (down 9.5% from July 2024 and 2.6% from June)

• Median Sale Price: $474,000 (down 6.7% year-over-year and 5.0% from June)

List-to-sale ratios are still strong—hovering just over 99%—but that’s a drop from earlier in the year, when multiple offers and aggressive over-asking were more common.

At the higher end of the market, activity has slowed more sharply: Only 23 homes over $1M sold this July, compared to 38 a year ago—a 39.5% decrease. This softening at the top may reflect both affordability pressures and a more cautious approach among luxury buyers.

🔁 Price Reductions, BOMs, and Expired Listings Are on the Rise

This is one of the most telling shifts in the data:

• 308 price reductions

• 50 homes came back on market (BOM)

• 63 listings expired or were terminated

Each of these reflects a market where buyers are more empowered—and where sellers must be more strategic than ever.

More price reductions suggest that many listings were initially overvalued. Today’s buyers are watching pricing closely and are quicker to pass on homes that don’t align with perceived value—especially if updates are needed or location is less desirable.

The rise in back-on-market homes indicates a growing number of deals falling through during contingencies. While not every AUC (Active Under Contract) home includes an inspection or contingency, many do—and this trend tells us that buyers are no longer skipping inspections or waiving terms just to compete. They're using contingencies as leverage, and they're not afraid to walk away if something doesn’t check out.

Expired listings are also up, reinforcing that homes without thoughtful pricing, compelling presentation, or a clear go-to-market strategy are being overlooked entirely.

Together, these numbers suggest we’ve entered a phase where both sellers and their agents need to do more than simply list a home. Preparation, pricing, and timing must all be dialed in to capture serious attention.

🧐 What Does This Mean for You?

The Vermont market is still moving—but it’s evolving. The foundation of buyer interest is strong, but the bar for action is higher.

For sellers, the “right price” is no longer a guessing game—it's the result of a well-informed strategy. Properties that are priced too high are lingering, adjusting downward, or failing to sell at all. Those that align with buyer expectations are moving swiftly and successfully.

For buyers, there’s opportunity—especially for those who are prepared, patient, and willing to look beyond the most competitive neighborhoods or price tiers. With more homes to choose from, more contingencies in play, and sellers more willing to negotiate, it’s a market that rewards strategy.

Planning Ahead? Let’s Talk Strategy.

Whether you're planning to sell this fall or just thinking ahead, we’re here to help you interpret the data and make a plan that fits your goals.

📍 Get your free home value estimate
📍 Reach out for a personalized market update and strategy session

Want a broader look at how the first half of 2025 has unfolded?

Explore our Mid-Year Market Recap by County » 

**The market data used in this update is from single-family homes and condos in Chittenden, Franklin, Lamoille and Washington counties.