Buying a Home in Vermont Without an Agent
Skip the buyer's agent and save $11,700 on a median Vermont home ($390,000).
A step-by-step guide for Vermont buyers who want to keep the commission.
Vermont Closing Requirements
Attorney Required at Closing
Yes — Attorney Required
Buyer Agent Required by Law
No — Agent Is Optional
Standard Inspection Period
10 Days
Potential Savings
$11,700 at median price
Vermont requires attorneys to conduct real estate closings. Buyer agents are not mandatory.
Transfer Tax
Vermont property transfer tax is 1.25% paid by the buyer on most residential purchases. First $100K of a primary residence is taxed at 0.5%.
8 Steps to Buy Without an Agent in Vermont
Get Pre-Approved for a Mortgage
Before searching for homes, get a pre-approval letter from a lender. This tells sellers how much you can borrow and shows you're a serious buyer. Compare rates from multiple lenders — even a 0.25% rate difference on a $390,000 Vermont home saves thousands over the loan term.
Search for Homes
Use Zillow, Redfin, Realtor.com, and local MLS portals to find listings in Vermont. Set up alerts for your target criteria. You can also drive neighborhoods and look for FSBO signs — those sellers have no listing agent and may be open to direct offers.
Research Comparable Sales
Before making an offer, research what similar homes have sold for in the last 90 days. Zillow, Redfin, and Vermont county tax records provide recent sale prices to help you make a fair offer.
Schedule a Showing
Contact the seller's listing agent directly to schedule a showing. The listing agent represents the seller but is legally obligated to treat you fairly. You don't need your own agent to tour homes in Vermont.
Write and Submit Your Offer
Prepare a written offer including purchase price, contingencies (inspection, financing, appraisal), closing date, and earnest money. In Vermont, the inspection contingency window is typically 10 days — make sure it's in your offer.
Complete Inspections
You have 10 days to complete inspections in Vermont. Hire a licensed home inspector to evaluate the property. Vermont has strict Act 250 land use regulations on subdivisions and development. If you're buying land or a property in a permitted development, confirm Act 250 compliance before closing.
Secure Final Mortgage Approval
Work with your lender to complete underwriting, appraisal, and final approval. Respond quickly to any document requests and avoid major purchases or new credit during this period.
Close on Your Home (Attorney Required)
Vermont requires a licensed real estate attorney at closing. The attorney prepares or reviews the deed, handles title examination, and manages the closing process. Budget $600–$1,200 for attorney fees at closing.
Resources for Vermont Buyers
Partner services to help you buy without a buyer's agent.