David Stanley at Ridgeline Real Estate, 7997 Williston Road, Williston, VT (2026)

06/02/2026

Congrats to my buyers who now proudly own not one, but two very 70's sinks! Yes, there was a blue toilet and bathtub to match!

06/02/2026

What overpricing your home actually costs you.

Almost every seller I sit down with has a number in their head before I walk through the door. Sometimes that number is right on target. Sometimes it's a number that, if we listed there, would cost the seller real money. Not in theory. In dollars on the closing statement.

Here's how it actually works:
The most motivated and qualified buyers in your market are watching for new listings every day. Many of them have alerts set up. They've been touring for weeks. They know what comparable homes look like and they're ready to act when something new and well-priced hits the market.
The first 7 to 14 days your home is active is when those buyers make decisions. That window is when you get your best showings, your strongest offers, and your highest likelihood of multiple bids pushing your sale price up.
If you're priced right, that window works for you. If you're priced too high, those buyers see your listing, do quick math, and move on. They are not coming back when you reduce three weeks later. By the time you've cut the price, the buyer pool is smaller, less motivated, and more skeptical.
The result is almost always a longer time on market and a final sale price lower than you would have gotten by pricing right from day one.
That's the paradox of overpricing. Asking for more usually gets you less.

What it actually costs you:
You lose the buyers who would have paid the most. The aggressive, competitive ones who would have pushed your sale price up. They see your home in week one, decide it's overpriced, and buy something else.
You pay carrying costs every month it sits. Mortgage, taxes, insurance, utilities. In Vermont that runs $3,000 to $5,000 monthly on a mid-range home.
Your listing gets stale. Buyers see the days-on-market count on Zillow and wonder what's wrong with it.
Price reductions signal weakness. Buyers don't see a deal. They see a desperate seller and offer below the new price.
The Chittenden County data this spring backs all of this up. Only 13.4% of Vermont listings have taken a price reduction before selling, compared to 34% nationally. 37% of Chittenden County homes are selling over asking. The list-to-sale ratio is 98.3%. Days on market is 23 to 28 across every price band.

Translation: sellers who price to market are winning. Sellers who price to a hopeful number are watching the well-priced home down the street go under contract while their own listing goes stale.

The most important conversation I have with every seller I work with is the conversation about price. Not your hopeful price. The price that will actually get you the strongest possible outcome.
Full breakdown on the blog: https://davidstanleyrealty.com/blog/what-overpricing-your-home-actually-costs-you
If you're thinking about listing this summer, let's talk it through honestly. Send me a message or give me a call. (802) 779-1036.

05/21/2026

How much home can you afford?
Almost every buyer I work with starts with that question. It's the right question to ask. But it has two different answers, and most people don't realize that until they're already over their head.
The first answer is your lender's number. They plug in your income, your debts, your credit, your down payment, and they hand you a maximum loan amount. That number is a ceiling, not a recommendation. It's the most they're willing to lend you while still being reasonably confident they'll get paid back. It is not the same as the amount that will feel comfortable in your actual life.
The second answer is the one you have to figure out yourself. What payment can you make every month while still saving for retirement, taking the occasional vacation, handling a $5,000 furnace replacement when it happens, and living the life you actually want? That number is almost always lower than the lender's max. Sometimes meaningfully lower.
The gap between those two numbers is where "house poor" lives. It's the most preventable problem in real estate, and it's also the one I see most often when buyers shop at their absolute ceiling.
A few Vermont realities worth knowing if you're new to homeownership here:
Property taxes are real. Mid-range homes in Chittenden County commonly carry annual tax bills of $6,000-$12,000.
Heating costs add up. A typical Vermont home runs $2,500-$5,000 per winter depending on the system and the insulation.
Older homes bring older everything. Roofs, furnaces, windows, plumbing. Maintenance on a 100-year-old home comes in surprise lumps, not predictable monthly amounts. Budget 1-2% of your home's value per year for upkeep.
None of that shows up in your lender's preapproval calculation.
The single most important rule I give every buyer: before you submit an offer on a specific home, have your lender calculate the actual monthly payment for that property at your offer price. Not your preapproval estimate. The real number with the real taxes, the real insurance, the real interest rate. A great local lender will do this in a few minutes. Make it a habit on every offer.
Buying a home should improve your life, not constrain it. The buyers I see five years after closing who still feel good about their decision are almost always the ones who bought below their ceiling, not at it.
Full breakdown on the blog:
https://davidstanleyrealty.com/blog/how-much-home-can-you-afford

05/13/2026

A new HousingWire report came out this week with a finding that surprised me a little: nationally, housing inventory is rising, but homes are actually selling faster than they were a year ago. That sounds like a contradiction. It isn't.
The reason is that the markets clearing inventory well are the ones where sellers have realigned their pricing with what buyers are actually willing to pay. The markets still struggling (Austin, much of Florida, parts of Texas) are the ones where sellers are still holding onto 2022 pricing expectations.
So I wanted to know: how does Vermont compare?
Better than most people would guess. Here's what the data shows:
Only 13.4% of Vermont listings have taken a price reduction. The national figure is around 34%. That is roughly one-third the national rate. The vast majority of Vermont sellers are pricing accurately enough that they never need to reduce.
37% of Chittenden County homes sold over asking price in the past 60 days. That is not a market with weak buyer demand.
The list-to-sale price ratio in Vermont is 98.3%. Sellers are getting almost exactly what they ask for.
Days on market in Chittenden County is 23 to 28 days across every price band. We are moving fast.
Here is the key distinction though. We are moving fast for a different reason than a place like Houston is moving fast. Houston is fast because sellers have absorbed real price cuts to clear inventory. Vermont is fast because the gap between what sellers want and what buyers will pay was never as wide here in the first place.
What this means for you:
If you are a Vermont seller pricing realistically to recent comps, the national headlines about a painful pricing reset do not really apply to you. The data is on your side.
If you are a Vermont buyer hoping that the national "buyers are gaining leverage" story has arrived in our market, it largely has not. 37% of homes are still selling over asking. You still need competitive offers and quick decision making.
Vermont never had the speculative price excess that other markets are still working through. That is exactly why our 2026 numbers look healthier on almost every measure that matters.
Full breakdown on the blog: https://davidstanleyrealty.com/blog/what-housingwires-new-data-says-about-vermont

05/06/2026

The Chittenden County spring market, honestly.
Every spring it's the same thing. Headlines say the market is either red-hot or finally cooling, my phone rings, and people walk in with an opinion already formed before we sit down.
So instead of giving you the headline version, here's what I'm actually seeing across Chittenden County right now.
The April numbers tell a clear story:
Median single-family sale price: $599,823, up 5.4% from last April
Days on market: 23 to 28 days across every price band
37% of homes sold over asking in the past 60 days
Inventory up slightly (154 vs. 146 last year)
Closed sales up 14% (81 vs. 71)
Translation: more buyers, more sellers, demand still outpacing supply, and prices still climbing. The market isn't on fire. It isn't cooling. It's working.
But the county-wide numbers don't tell you what to wear. Here's how it actually breaks down:
Under $500K is the most competitive segment by a mile. I listed 90 West Street in Essex Junction at a fair price and it drew 6 offers. 15 Abnaki Avenue in Essex got 17. If you're shopping here, you need to be ready to move fast.
$500K to $750K is the muddle. Well-priced homes still move quickly. Aspirationally-priced ones sit. Negotiation is back, and buyers are asking for repairs again.
Above $1 million is taking longer than the data suggests. Smaller buyer pool, more discerning, turnkey only.
Condos are slower than single-family. The math often pushes those buyers into a small house instead.
The two surprises I'm sitting with: a couple of well-priced homes on a Burlington street I know well that just haven't moved. Even in a market with this much demand, price alone isn't enough. Presentation, marketing, and the small details still matter.
The honest one-line version? A lot of pent-up demand eating up listings, and people are still buying despite real affordability challenges.
If you're wondering what this means for your specific situation, whether to list, whether to buy, whether the math works for the move you've been thinking about, that's a 15-minute conversation, not a Facebook post. Send me a message or give me a call. (802) 779-1036.
Full breakdown here: https://davidstanleyrealty.com/blog/the-spring-2026-chittenden-county-market

04/16/2026

The Old North End continues to be one of Burlington’s most interesting housing markets, and one of the hardest to summarize with a single headline.

Why? Because it is not one uniform market.

A condo, duplex, starter home, and standout historic property can all behave very differently here, even within a few blocks of one another.

Here’s what the latest numbers show:

- Median sale price: $545,000
- Up 7.2% year over year
- Median days on market: 35
- Average sale-to-list ratio: 98%

Since January 1, sales in the neighborhood have ranged from roughly $250,000 to over $1.3M, which speaks to just how varied the housing stock is in the Old North End.

My biggest takeaway so far in 2026:

- Buyers are still active, but they are more selective than they were a year or two ago.
- Well-priced, well-prepared homes continue to move.
- Homes that miss the mark are sitting longer.

If you live in the Old North End and have been curious what your home might be worth in today’s market, I’m always happy to talk through the numbers and give you a realistic picture of where things stand.

04/01/2026

Most buyers start their search in Chittenden County. But some of the strongest home price growth in Vermont is happening outside of it. A recent breakdown of Vermont’s fastest-growing home prices tells an interesting story. Only one Chittenden County town made the top 10.

The list includes towns like Stowe, Bridgewater, West Windsor, Derby Line, Enosburg Falls, Pittsfield, and Wells.

So what’s going on?

Growth isn’t concentrated in one place anymore.
While areas like Burlington and the surrounding towns remain strong, price growth is showing up across multiple regions of the state.

Rural Vermont is seeing real momentum.
Buyers are placing more value on space, access to the outdoors, and community. That’s driving demand in towns that haven’t always been top of mind.

Some regions are quietly leading.
The Lebanon, NH-VT area shows up several times, along with parts of Rutland County. These areas offer a mix of lifestyle and accessibility that’s attracting buyers.

Chittenden County remains steady.
Places like Burlington and the surrounding towns continue to offer long-term stability. But much of the rapid growth has already happened here, so we’re seeing more consistency than sharp increases.

What this means for buyers.
If you’re open to expanding your search, you may find better value and strong long-term equity potential outside of Chittenden County.

What this means for sellers.
Demand is reaching more parts of Vermont. If you own property outside of Chittenden County, this is a meaningful shift.

The takeaway:
Opportunity in Vermont isn’t limited to one area anymore. Sometimes the best move starts just a little further out.

If you’re curious how this applies to your specific situation, I’m always happy to talk it through.

03/12/2026

The Most Common Vermont Housing Myths I Hear Weekly

Working with buyers and sellers across Chittenden County, I hear many of the same assumptions about the housing market. Some sound reasonable on the surface, but they don’t always reflect how things actually work here in Vermont.

Here are a few of the most common myths I hear week after week.

Myth #1: “I Should Wait for Prices to Drop”
Many people expect prices to fall the way they sometimes do in larger national markets. Vermont tends to behave differently. Limited housing supply and steady demand driven by quality of life help support long-term home values, especially in Burlington, Essex, and Winooski.

Myth #2: “You Need 20% Down to Buy a Home”
Many first-time buyers assume they need a large down payment. In reality, several loan programs allow down payments as low as 3%, which means many buyers are able to enter the market sooner than they expected.

Myth #3: “Every Home Sells in a Weekend”
Some homes still go under contract quickly, especially when priced well and in strong condition. Others take longer. Pricing, location, and preparation still matter. Not every listing becomes a bidding war.

Myth #4: “Renovated Homes Are Always the Best Value”
Fresh paint and new finishes can look appealing, but in Vermont the fundamentals often matter more. Roof condition, heating systems, insulation, and drainage usually have a bigger impact on long-term value.

Myth #5: “The National Market Predicts the Local Market”
National headlines rarely tell the full story of Vermont real estate. Our market is shaped by local supply, community demand, and long-term homeowners.

The Vermont housing market rewards preparation and local knowledge more than speculation. When buyers and sellers understand how our market really works, the process becomes much less intimidating.

If you ever have questions about the market in Burlington or Chittenden County, I’m always happy to talk it through.

03/04/2026

If you’re a homeowner in Burlington thinking about selling someday, this might be helpful:

Selling a home in Burlington or anywhere in Chittenden County can feel like a big step. I talk with homeowners every week who are trying to figure out where to begin. Some are selling their first home and moving up. Others have been in the same house for years and are starting to think about what comes next.

Most of the questions are the same. What is my home actually worth right now? Should I make improvements before listing? How do we price the home so it attracts strong buyers without leaving money on the table?

The truth is that selling successfully usually comes down to preparation, thoughtful pricing, and marketing that tells the story of the home in a way buyers connect with.

One client recently shared this after selling their home:
“David made what initially felt like an impossible task much smoother than I ever could’ve anticipated. From negotiations to the unexpected things that come up when selling, he handled everything with professionalism and enthusiasm.”

If you're starting to think about selling in Burlington or anywhere in Chittenden County, even if it's months or a year away, I’m always happy to talk through what the process actually looks like and what your home might be worth today.

02/24/2026

Why Doesn’t Vermont’s Housing Market Follow National Trends?

If you follow national real estate headlines, it can feel like the housing market swings wildly from month to month. In Vermont, especially in Chittenden County, things tend to move differently.

Our market is smaller, steadier, and far more local than people realize.

1. We Don’t Build at the Same Pace
Many states add housing quickly when demand rises. Vermont does not. Limited land, infrastructure constraints, and careful local planning mean new construction moves slowly. That keeps inventory tight in places like Burlington, South Burlington, Winooski, and Essex Junction.

When supply stays limited, prices tend to hold their ground even when national markets cool.

2. Demand Here Is Lifestyle-Driven
People move to Northwest Vermont for stability, outdoor access, community, and quality of life. Proximity to Lake Champlain, the mountains, and walkable downtowns creates consistent demand. That demand doesn’t disappear overnight because of a headline or a rate change.

3. Our Market Is Less Speculative
In many larger metro areas, investor activity drives volatility. Vermont has far less speculative buying. Most transactions involve primary residences. That keeps price growth more measured and downturns less dramatic.

4. Interest Rates Impact Behavior, Not Stability
When rates rise nationally, buyers everywhere feel it. In Vermont, rising rates may slow activity temporarily, but they rarely cause sharp price drops. Instead, buyers adjust expectations and focus more on condition and value.

5. Micro-Markets Matter
Even within Chittenden County, different areas behave differently. A condo in Winooski may respond to market shifts differently than a single-family home in the New North End. Neighborhood-level dynamics matter more here than broad national averages.

Vermont’s housing market doesn’t mirror the national story because it’s rooted in limited supply, lifestyle-driven demand, and steady ownership patterns. That often translates to resilience.

For buyers, that means long-term thinking wins.
For sellers, it means preparation and pricing strategy matter more than timing the news cycle.

When you understand how Vermont behaves, the market feels far less unpredictable and far more navigable.

David Stanley at Ridgeline Real Estate

06/02/2026

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