Vermont situation guide · Updated November 2026

Wholesaling Expired Listings in Vermont

Wholesaling expired listings in Vermont means contacting owners whose Burlington-area listing ended without a sale, then contracting to buy at a price that works and assigning that contract to a cash buyer. These owners already tried the open market and want out, so a firm, simple offer can land. No wholesaler-specific statute was found, but broker-license rules still matter.

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The short answer

Is wholesaling expired listings in Vermont legal?

Vermont’s statutes name no wholesalers, so wholesaling expired listings in Vermont is not banned outright, yet 26 V.S.A. 2212 requires a license to act as a broker, and that line is where owners of lapsed listings get tripped up. Read the current text before you market any contract.

An expired listing is a home that sat with a broker and came off the market. The owner signed a listing agreement, so the first thing you read is whether that agreement has really ended. A broker may still claim a fee if you buy during a protection period. See our expired listings guide and wholesale offer guide.

The statute that deserves attention is 26 V.S.A. 2211(a)(4). It defines a broker as someone who acts for another for pay, and the acts include buying or selling any interest in real estate and dealing in options. Selling your contract position to a buyer can look like that to a regulator. Read our license guide and confirm the current text.

Expired Listings in Vermont at a glance

Common lead	A listing that lapsed after 90 to 180 days
Wholesaler law	No statute naming wholesalers turned up; read current text
Broker law	26 V.S.A. 2211 and 2212 on unlicensed brokerage
Call rules	9 V.S.A. 2464a to 2464d cover telephone solicitation
Investor transfer tax	32 V.S.A. 9602 lists 3.4% for many non-primary homes
Flood disclosure	27 V.S.A. 380 applies to the seller

The opportunity

Why expired listings work around Burlington

Burlington is Vermont’s largest city, with the University of Vermont, Champlain College and the Lake Champlain waterfront pulling in buyers. Prices run high for the state and older homes need work, so a listing can miss on price or condition and expire. See our motivated seller guide.

Overpriced start

Many began above what buyers would pay, so a realistic cash offer can look good.

Condition problems

Older multi-unit and single-family homes can fail inspections. A buyer who accepts the work solves that.

Seller fatigue

Owners value a firm closing date. Read our negotiation guide before you call.

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Lead sources

Where to find expired listing leads in Burlington

MLS expired reports. A licensed agent partner can pull lapsed Chittenden County listings. You then reach the owners yourself.
Broker-agreement ends. Ask each owner when the listing contract ended before any offer. Our off-market guide covers the next steps.
Mailing lists. A short letter works better than a call here. See direct mail for wholesalers.
Skip tracing. Find the right phone or address first. Use skip tracing and then check the do-not-call rules.
Driving the neighborhoods. Watch for removed signs in the New North End. Our driving for dollars guide helps.

Your exit

Who buys Burlington expired listings

Local flippers, small landlords and out-of-area buyers want Burlington inventory. Draw up a buyer list using our cash buyer guide before you sign anything.

Tell each buyer the likely tax. 32 V.S.A. 9602 shows a 3.4% rate for residential property that will not be the buyer’s principal residence and not a rental, and an owner-occupant is taxed less. That gap changes the buyer’s math, so run it through the MAO calculator.

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Step by step

How to start wholesaling expired listings in Vermont

Confirm the listing ended. Ask for the cancellation or expiration date and any protection period in writing.
Reach the owner lawfully. Check the telephone solicitation statutes and federal registry rules before you call or text.
Pull the numbers. Value the house with the ARV calculator and our ARV guide.
Make a plain offer. Offer a price, a closing date and the as-is terms. Put your intent to assign in the contract.
Open title. Ask a Vermont attorney or title company to search the town land records. See title search basics.
Find the buyer. Send the deal to your list with the transfer tax figure included.
Close cleanly. Work with an investor-friendly title company and keep every document consistent.

Your checklist for wholesaling Expired Listings in Vermont

Get the listing end date and protection period in writing.
Ask an attorney whether your role risks acting as a broker.
Check telephone solicitation rules before any call or text.
Tell buyers about the 32 V.S.A. 9602 transfer tax tiers.
Give the flood disclosure the seller must provide under 27 V.S.A. 380.

A Vermont example: a lapsed Burlington listing

Original list price	$575,000
Contract price	$410,000
Estimated repairs	$55,000
Value after work	$520,000
Assignment fee	$14,000
Closing window	About 30 days

This worked example follows a 1920s duplex in Burlington’s Old North End. It listed at $575,000 and came off the market after five months with no accepted offer.

You read the old listing agreement, which had ended two weeks earlier with no protection period. You offered $410,000 as-is with a 30-day close. The owner agreed, and your contract said you might assign it.

A small landlord who knew the Old North End bought the position for $14,000 and closed with a local attorney. Treat every figure here as an illustration.

Vermont rules to know

Licensing and call rules for expired listing leads

Penalties flow from 26 V.S.A. 2213 into 3 V.S.A. 127, and under 2252(c)(1) the Real Estate Commission can pass suspected unauthorized practice to the Attorney General or a State’s Attorney. For a lapsed-listing buyer, the open point is the owner exemption in 2211(b)(1): it names a bona fide owner and is silent on someone holding only a contract. Get counsel’s view.

Outreach is its own risk. Vermont’s telephone solicitation sections (9 V.S.A. 2464a to 2464d) cover prohibited calls, telemarketer registration and a private lawsuit for a prohibited call, and federal calling rules sit on top. Mind both before a first dial. See TCPA rules for wholesalers and our attorney guide.

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Get your first lapsed-listing script reviewed

Expired listing calls are easy to get wrong. Mentorship students bring us their scripts and offer letters, and we tighten them before they go out.

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FAQ

Expired Listings in Vermont: common questions

Do I need a license for wholesaling expired listings in Vermont?

A license is the open question. 26 V.S.A. 2212 forbids acting as a broker without one, and 2211(a)(4) lists selling or offering any interest in real estate for pay. The statutes do not say whether assigning your own contract counts, and no wholesaler law turned up. Read current text, then ask a Vermont attorney or the Office of Professional Regulation.

Can I contact an owner whose listing just expired?

Yes, but two things matter: the listing contract and how you reach out. Confirm the agreement ended, and review 9 V.S.A. 2464a to 2464d plus federal registry rules before you call or text. Mail is a safer first step, and ask the owner for any protection-period dates.

What transfer tax will my buyer pay in Burlington?

The rates sit in 32 V.S.A. 9602: a 1.25% base, a reduced 0.5% on the first $200,000 for a buyer’s own home, and 3.4% for many other residential purchases. An amending act took effect June 18, 2026. Your buyer should confirm the tier with the Department of Taxes before pricing the deal.

Does the seller owe any disclosure in Vermont?

Yes, on flood matters only. Under 27 V.S.A. 380 the seller supplies flood-map information, says whether the property flooded, and states flood insurance status. Skipping it lets the buyer terminate or sue. That section sets no general condition form, and radon testing is not mandated. Older homes may also bring lead paperwork.

Why do Burlington expired listings make good leads?

Burlington prices are high and the housing is old, so a listing can miss on price or condition. The owner has already paid for a broker’s effort and often wants a simple exit. A cash offer with a firm closing date can fit, provided you respect the licensing and calling rules and do not overpay.