🗓️ Mid-Year Vermont Real Estate Update 2025: County-by-County Market Trends

As we wrap up the first half of 2025, the Vermont real estate market is showing a consistent theme: more homes for sale, slightly longer days on market, and an increase in pricing adjustments.

While those broader patterns apply across much of the state, each area is unique and experiences its own shifts. What’s happening in Chittenden County can look very different from what we're seeing in other counties. And in many cases, market changes tend to show up first in more rural areas before making their way into more central or populated regions.

Here’s a closer look at how the first half of 2025 has unfolded across the counties we serve—and what those trends might tell us about where we’re headed next.

Inventory Is Up—But How Much Depends on Where You’re Looking

While all four counties have seen inventory rise, the scale and effect of that growth look different depending on where you’re buying or selling.

• Franklin County has nearly doubled its inventory compared to this time last year

• Washington County also saw a sharp increase, particularly in the second quarter

• Lamoille County’s growth has been more gradual but steady

• Chittenden County remains the tightest market, with modest inventory growth and continued competition (especially for move-in-ready homes below $1M)

What this means:
Buyers in Franklin, Lamoille, and Washington counties now have more choices than they’ve had in years. But in Chittenden County, buyer demand and limited supply continue to put pressure on pricing, particularly for turn-key homes in desirable locations. 

Active Listings by County

Buyer Activity Remains Strong, but Uneven

Demand hasn’t disappeared, but the level of buyer urgency and the types of homes getting the most attention continue to shift.

• Chittenden County continues to be the most active and in-demand market, leading in both pending and closed sales

• Franklin County gained momentum earlier this year thanks to increased inventory and more affordable price points, but activity has softened recently—especially in certain towns and for homes priced above $500,000

• Lamoille and Washington Counties are seeing slower but steadier buyer movement. The Stowe market in particular tends to slow during the summer, further magnifying this change

What this means:
Buyers are still active, but they’re taking more time and being more selective. While we’re still seeing multiple offers on some homes (particularly lower-priced, move-in-ready properties in more popular areas), it’s less common than in years past. Buyers that have more flexibility and are less location-specific may find more opportunity in less competitive markets, where negotiation is more likely.

Want a closer look at what changed in June?
👉 Read our June 2025 Vermont Market Update

Pending Sales by County

Pricing Trends Vary by County

Some counties have held steady, while others are showing softening at certain price points. Context and location continue to shape what homes are selling for.

• Chittenden County continues to lead the region in both average and median sale prices, with relatively stable pricing year-to-date

• Franklin and Lamoille Counties have seen small declines—about 2–3% below earlier-year highs

• Washington County’s pricing has been more unpredictable, with swings based on what’s selling and where it is located

What this means:
Buyers shouldn’t be afraid to negotiate and make offers below list price. Sellers need to be realistic and realize that pricing and strategies from the past no longer apply to the current market. Smart and strategic pricing is key to getting your home sold quickly and for the best price. Homes priced slightly high or right at fair market value are seeing the best results, and properties that are not move-in-ready or need work are seeing more market time unless priced accordingly.

Average & Median Sale Prices by County

Homes Are Taking Longer to Sell

Even in active areas, properties are sitting longer than they were this time last year, which is changing how both buyers and sellers approach the market.

• Franklin and Lamoille Counties now average 40–50 days on market

• Washington County is slightly quicker, averaging 35–40 days

• Chittenden County homes still move fastest, but are averaging 25–30 days (up from under 15 a year ago)

What this means:
Whether it’s the growing number of homes to choose from, buyer fatigue, or affordability challenges driven by interest rates and broader economic shifts, buyers are acting with less urgency. They’re more deliberate and less likely to rush into an offer, and they're more financially cautious, which is in turn creating more leverage for them in the market.

Average Days on Market by County

Pricing Strategy Matters More Than Ever

List-to-sale ratios have dipped across the board and pricing your home right from the start has become one of the biggest factors in your outcome.

• Chittenden County homes are still selling at or just above 100% of list price. While still strong, this is a clear shift from the 112%+ seen in early 2022

• Franklin and Washington Counties are trending closer to 98–99%

• Lamoille County is averaging around 95%, though seasonal variation (especially in Stowe’s second-home market) makes those numbers harder to pin down

What this means:
Sellers who price correctly from the start are seeing the best results. Overpricing often leads to longer days on market, price reductions, and ultimately lower offers. On the buyer side, there’s more flexibility to negotiate—especially on homes that have been sitting on the market for a while.

Average List to Sale Price Ratio by County

What “Months of Inventory” Is Telling Us

A balanced real estate market typically has about six months of inventory; enough supply to meet demand without strongly favoring either buyers or sellers.

Here’s where things stand mid-year:

• Chittenden County: ~2.4 months

• Lamoille County: ~5.5 months

• Franklin and Washington Counties: ~3.3–3.5 months

What this means:
We’re still in a seller-leaning market overall, but some counties are approaching neutral territory. This shift is what gives buyers more time to make decisions, more negotiation power, and a more level playing field.

Months Supply of Inventory by County

Final Thoughts

The Vermont market is certainly still very active, but it is shifting. We’re seeing more variability throughout different areas, more sensitivity around pricing, and a slower, more intentional pace overall.  Pricing is more nuanced, strategy matters more than ever, and depending on where you’re buying or selling and at what price point, the experience can feel completely different.

Understanding what’s happening in your area, in your price range, and for your type of property is key to navigating what comes next with confidence and clarity!

The bottom line? Vermont’s market is shifting—but with the right strategy, it’s still full of opportunity.

Thinking About Making a Move This Year?

Let’s talk about how these shifts may affect your timeline, your pricing strategy, and your game plan, so whenever the time is right, you feel prepared to make smart, informed decisions.

Ready to see how your home fits into today’s market? Get your free home value estimate or reach out anytime for a personalized local market update.

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