Vermont situation guide · Updated November 2026

Wholesaling Off-Market Properties in Vermont

Wholesaling off-market properties in Vermont means reaching owners whose homes are not listed, agreeing a price and assigning the contract to a buyer. In Burlington, tight supply makes private deals appealing. Nothing wholesaler-specific turned up in our research, though outreach, telemarketing and broker license rules can still apply.

Outreach rulesTelemarketing law100% online mentorship

Get the free starter kit Book a free call

Call/Text818-532-0481

Let’s find your starting point

Explore the mentorship.

Request a free fit call to discuss your goals and whether the program is right for you.

The short answer

Can you wholesale off-market properties in Vermont?

Generally yes. Chasing unlisted homes is lawful and we found no Vermont law aimed at wholesalers. Even so, advertising can bring the broker statute into play, and calls and texts to owners face limits under 9 V.S.A. 2464a. Check current text before any Burlington outreach. Treat each outreach channel as a separate legal question and document your process.

An off-market property is one that is not on the multiple listing service. The owner may not have decided to sell until you ask. That makes timing and tone matter more than price at first. Our off-market guide explains the idea, and our pocket listing guide shows how agents handle similar sales.

Your work is finding the right owner and making a fair, simple offer. Skip trace the name and address, then pick a channel that fits. Mail is slower but safer, while calls and texts bring extra rules. See skip tracing and TCPA rules for wholesalers.

Off-Market Properties in Vermont at a glance

Licensing	Brokerage acts need a license under 26 V.S.A. 2212
Advertising	Holding out as buying real estate is listed in 26 V.S.A. 2211
Telephone solicitation	9 V.S.A. 2464a-2464d; check current text
Federal calling rules	TCPA and Do Not Call rules can also apply
Investor buyers	Many pay a higher transfer tax tier than owner-occupants
Land records	Filed with the Burlington city clerk

The opportunity

Why off-market deals work in Burlington

Burlington has strong demand and few homes for sale, so many owners get unsolicited interest. A thoughtful offer to a landlord in the Old North End or a retiree in the New North End can land well when it is polite and specific. Many properties here are small multifamily buildings with long-time owners. Think of off-market work as relationship work. Learn the motivated seller signs and follow up more than once.

Little inventory

Buyers who cannot find listings may pay for a private deal. See finding cash buyers.

Long-time owners

Many owners have equity and no urgency. A seller net sheet shows what they would keep.

Landlords weighing a sale

Small owners may want out without listing. Read absentee owner leads.

Get the free starter kit See the mentorship

Lead sources

Where to find off-market leads in Burlington

Driving the neighborhoods. Walk or drive the Old North End and South End for tired buildings. Use driving for dollars.
Letters to owners. Handwritten notes stand out. See yellow letters.
Public land records. The city clerk holds deeds that show who owns a property and for how long.
Out-of-town owners. Owners who live elsewhere may welcome an offer. Read about direct mail.
Referrals. Property managers, lawyers and contractors may point you to owners ready to sell.

Your exit

Who buys off-market properties in Burlington

Local landlords, small developers and investors from outside Chittenden County buy these properties. They like a private deal when listings are scarce. Keep a list organized by price range and property type so you can match a deal fast.

Be honest that the home is under contract with you and that you plan to assign it. Some end buyers will plan to rent, and the 3.4% tier in 32 V.S.A. 9602 may apply when a home is not a principal residence. Use a title company that works with investors to run the numbers.

Book a free call

Step by step

How to start wholesaling off-market properties in Vermont

Define your area. Pick two or three Burlington neighborhoods and learn their prices.
Build a list. Collect owners from clerk records and your own drive-bys.
Reach out. Start with letters and check rules before any call or text.
Meet the owner. Ask about timing, price and condition before you offer.
Run the numbers. Use the ARV calculator and the MAO calculator.
Sign and disclose. Explain that your contract may be handed to another buyer, then use a clear form.
Hand off. Use a memorandum of contract only with attorney advice, then close.

Your checklist for wholesaling Off-Market Properties in Vermont

Keep a record of how each owner was contacted.
Check calling rules before any phone or text outreach.
Describe your role clearly in writing.
Have a Vermont attorney review the contract.
Do not market a deal until it is under contract.

A Vermont example: a landlord with a fourplex in Burlington

Contract price	$520,000
Estimated value as is	$585,000
Cost of light updates	$25,000
Buyer margin target	$20,000
Assignment fee	$14,000
Price to buyer	$534,000

A landlord in Burlington owned a fourplex near the South End and was tired of fixing it. You sent a short letter, and he called you after a week. He did not want to list because he disliked showings.

You agreed on $520,000 with a 45-day close. A small investor looked at the building, ran his own numbers and agreed to take your contract for $534,000.

That left you a $14,000 fee. In this worked example, you told the landlord about the assignment at signing, and the buyer closed with an attorney.

Vermont rules to know

Outreach, licensing and tax rules for off-market deals

The broker statute lists advertising or holding out as buying or selling real estate, or an interest in it, among acts that can need a license when done for another for pay (26 V.S.A. 2211, 2212). Ask an attorney or the Office of Professional Regulation how that reads for your plan.

Vermont’s telephone solicitation law, 9 V.S.A. 2464a through 2464d, limits some calls and gives a private right of action for violations. Read the body text for exact hours and exemptions. Federal telemarketing and Do Not Call rules can also apply. Read our cold calling guide only with those rules in mind.

Learn it with a mentor

Build a safe outreach system

Good outreach is steady and lawful. Students share their letters and scripts with us, and we help them tighten the message and the process.

See the course See the mentorship

FAQ

Off-Market Properties in Vermont: common questions

Is wholesaling off-market properties in Vermont legal?

No wholesaler-specific statute turned up, and unlisted deals are not banned. Advertising or negotiating for pay may still raise broker-license questions, and telemarketing law limits some calls. Review the current text of each statute and consult a Vermont attorney before you begin any outreach in Burlington.

Can I cold call owners in Vermont?

You can, but with care. Vermont’s telephone solicitation law, 9 V.S.A. 2464a-2464d, and federal Do Not Call and TCPA rules can limit calls and texts. Check current text, scrub lists and keep records. Letters are a lower-risk channel for many wholesalers.

Do I need a license to wholesale in Vermont?

No Vermont statute specifically requires a wholesaler license, but we found none that exempts wholesalers either. A person acting for another for pay, including by advertising, may need a broker license under 26 V.S.A. 2212. Ask an attorney or the Office of Professional Regulation.

What transfer tax applies to a Burlington investor sale?

The base rate in 32 V.S.A. 9602 is 1.25%. A 3.4% tier generally reaches homes the buyer will not occupy as a principal residence, unless they are rentals with a landlord certificate. Confirm current rules with the Department of Taxes before you quote an investor.

How should I describe myself to an owner?

Say that you are an investor, that you will contract to buy, and that you may assign your contract to another buyer. Put this in writing at signing. Plain disclosure builds trust and lowers the chance of a dispute. Do not call yourself the owner’s agent unless you are licensed.