Vermont situation guide · Updated November 2026

Wholesaling Rural Properties in Vermont

Wholesaling rural properties in Vermont means putting a country house, camp or parcel under contract and passing that contract to a cash buyer for a fee. From Burlington, the hill towns of Chittenden County and beyond are a short drive. We found no Vermont law written for wholesalers, yet licensing, flood disclosure and tax rules still shape every deal.

Town clerk land recordsFlood-only disclosure100% 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 a rural property in Vermont?

Generally yes, but proceed carefully. No Vermont law written for wholesalers turned up, yet the broker license statute can apply when you market a contract position for pay. A rural deal near Burlington should be priced, disclosed and documented with that risk in mind. Ask a Vermont attorney or the Office of Professional Regulation before you advertise a rural contract to buyers.

A rural deal starts with a purchase and sale agreement signed by the owner. You then look for a buyer who will take over that agreement, or you close on the property yourself. Our assignment guide shows how the paper moves, and our legality guide covers the wider question.

Country property adds questions that a city lot does not. Does a drilled well or a septic system serve the house? Is there a right of way across a neighbor’s land? Could a river or brook have flooded it? Run the ARV calculator only after you know what the buyer will inherit.

Rural Properties in Vermont at a glance

Land records	Kept by the town or city clerk, not a county recorder
Licensing	Brokerage acts need a license under 26 V.S.A. 2212; nothing wholesaler-specific turned up
Flood disclosure	27 V.S.A. 380 requires a flood-history statement from sellers
Flip buyers pay more	A higher tier can reach homes that are not owner-occupied
Radon testing	Not required by state law in a sale
Wastewater and septic	Permits can matter; check current rules

The opportunity

Why rural deals can work around Burlington

Burlington is the state’s largest city, and its prices push many buyers outward into smaller towns. Owners of farmhouses, camps and wooded lots often live far from the market and see few buyers. A written offer that closes without showings can feel welcome to them. Use motivated seller methods but expect slower replies and longer drives than in a city.

Fewer competing offers

Remote parcels get little attention, so a clear wholesale offer may stand out.

Owners far away

Heirs who live out of state may want one simple sale. See absentee owner leads.

Buyer demand for land

Builders and second-home buyers often look for acreage. Read our land wholesaling guide.

Get the free starter kit See the mentorship

Lead sources

Where to find rural leads in Vermont

Town clerk offices. Land records are filed with the clerk in each town, so deeds and liens are checked there.
Grand lists. Town listers publish property data that helps you find out-of-area owners. See how to find an owner.
Driving the back roads. Neglected barns and boarded camps stand out. Try driving for dollars.
Mailers to out-of-state owners. A short letter works well for rural owners. Our direct mail guide explains the basics.
Local contacts. Surveyors, plow contractors and general stores know which owners want out.

Your exit

Who buys rural properties in Vermont

Common buyers include local builders, small landlords, people who want a camp and investors who flip country houses. Each cares about road access, water, septic and heating. Ask them about their buy box before you spend time on a lead.

Tell every buyer what you know about the well, septic and flood history. Buyers who plan to rent or resell should also expect the 3.4% transfer tier if the home will not be their principal residence. A title search by an investor-friendly title company catches easements early.

Book a free call

Step by step

How to start wholesaling rural properties in Vermont

Find the owner. Use the town clerk records and the grand list to confirm who holds title.
Walk the property. Check access, water, septic and signs of flooding. Our repair cost guide helps.
Estimate value. Pull sales with the ARV method and the MAO calculator.
Make a written offer. State a price, a closing date and an inspection window.
Sign with disclosure. Say plainly that someone else may take over the deal.
Market carefully. Check licensing rules before you advertise the contract to a list.
Close through title. Close with an attorney or title company and confirm the transfer tax math.

Your checklist for wholesaling Rural Properties in Vermont

Confirm the deed at the town clerk before you pay anyone.
Ask the seller for the flood history in writing.
Visit the site after rain to see drainage.
Get a Vermont attorney to review the contract.
Tell buyers about access, water and septic.

A Vermont example: a hill-town farmhouse east of Burlington

Contract price	$245,000
Estimated repaired value	$340,000
Repair estimate	$55,000
Buyer margin target	$25,000
Assignment fee	$15,000
Resale price to buyer	$260,000

An heir in another time zone inherited a farmhouse on four acres in a hill town outside Burlington. She wanted one sale, no repairs and no showings. You agreed on $245,000 and wrote an inspection period into the contract.

A local builder walked the house, checked the septic paperwork and agreed to pay $260,000 for your position. That left a $15,000 fee, and he still had room for the $55,000 of work.

The deal closed in five weeks with an attorney. In this worked example, nothing was hidden, the owner knew your plan, and the builder knew the flood history.

Vermont rules to know

Licensing, flood disclosure and transfer tax for rural deals

Vermont’s broker statute treats a person who negotiates or advertises a sale of land or any interest in it, for pay and as a continuing course of conduct, as a broker (26 V.S.A. 2211, 2212). Owners are exempt, though the wording does not say if a contract buyer is an owner. Confirm the current text with an attorney.

Sellers must give buyers flood information under 27 V.S.A. 380, and a buyer may terminate or sue if they do not. Radon testing is not required. On taxes, 32 V.S.A. 9602 sets a 1.25% base rate and a higher tier for many homes bought by non-occupants. See our attorney guide.

Learn it with a mentor

Learn to evaluate country deals

Rural leads need patience and local knowledge. Students send us their parcels and contracts, and we help them test the numbers and the paperwork.

See the course See the mentorship

FAQ

Rural Properties in Vermont: common questions

Is wholesaling rural properties in Vermont legal?

No statute banning wholesaling or setting wholesaler rules turned up in our research. The broker law, however, can reach someone who markets a deal for pay, and the owner exemption may not cover a contract buyer. Get a Vermont attorney’s view of the current text before you start.

Do Vermont sellers have to disclose flood history?

Yes, in most sales. 27 V.S.A. 380 requires a seller to give the FEMA flood map or a notice that none exists, say whether the property flooded and say whether flood insurance is carried. A buyer may terminate or sue if the seller does not comply. Check the current text.

Where are rural deeds recorded in Vermont?

Vermont land records are kept by the town or city clerk, not a county recorder. For a country property near Burlington, search the clerk’s office in the town where the land lies. A title company or attorney can run the search and spot easements, liens and gaps in the chain.

What transfer tax applies when a buyer flips a rural house?

The base rate under 32 V.S.A. 9602 is 1.25%. Homes that the buyer will not live in as a principal residence, and that are not run as rentals with a landlord certificate, generally fall in a 3.4% tier. Ask the Department of Taxes about current rules before quoting a buyer.

Does Vermont require a radon test in a sale?

No. The Vermont Department of Health says state law does not require a radon test in a real estate transaction. A buyer may still choose to test during an inspection period, and you can write that right into the contract. Check the Health Department for current guidance.