List Price: $650,000 | 34 Acres | Price Per Acre $0 Land
Date Listed Tuesday Jul 14, 2026 | MLS# 5099797
To see this Listing
Address: 21 Nickerson Road Brandon VT
Listed by Curtis Trousdale Preferred Properties Off: 802-862-9106
Description:
Discover a remarkable 34+/- acre parcel of land in Brandon, VT, offering an exceptional opportunity for a sprawling individual homesite or a lucrative subdivision. Strategically positioned between the Middlebury and Rutland employment corridors, this property boasts breathtaking mountain views to the west and southeast, alongside a versatile mixture of open fields and wooded terrain. While it is perfect for a singular executive estate, local zoning allows for 1/5th acre lots, providing massive subdivision potential. Smaller developers can comfortably plan a 9-lot subdivision to avoid Act 250 jurisdiction altogether, though the property is in process to be classified as Tier-1B with relaxed permitting requirements for larger buildouts. Best of all, municipal water and sewer are available right at the frontage, with allocation letters confirming ample capacity. Power and high-speed internet are also easily accessible. Access is efficiently routed via Carver St or Nickerson Rd, bypassing the need for a state highway permit. The quintessential town of Brandon - fondly known as "the Art and Soul of Vermont" - features a beautifully revitalized downtown with art galleries, boutique shopping, a small market, a community health center, and an impressive culinary scene spanning from casual bites to fine dining. Town officials are enthusiastic and highly supportive of mixed-use or housing development. The seller is encouraging all offers and opportunities, eager to help make this site a thriving, valuable addition to the community.
Land Description: In Town | Near Country Club | Near Golf Course | Near Shopping | Corner | Country Setting | Field/Pasture | Major Road Frontage | Mountain View | Open | View | Walking Trails | Wooded | Near School(s)
Land Description
Lot Size: 34 acres
Zoned: High Density Multi-Use)
Surveyed: Unk
Flood Zone: No
Lot Size: 34 acres
Zoned: High Density Multi-Use)
Surveyed: Unk
Flood Zone: No
Land Services
Road Frontage: 2463
Electric: At Street | On-Site
Water: Public | Public Water at Street
Sewer: Public | Public Available | Public Sewer at Street
Power Co.- Green Mountain Power
Road Frontage: 2463
Electric: At Street | On-Site
Water: Public | Public Water at Street
Sewer: Public | Public Available | Public Sewer at Street
Power Co.- Green Mountain Power
Additional Information
Docs Available : Aerials | Deed | Tax Map
Easement - No
Row For Other Parcel: N
Taxes $5,941
Assesed Value Not Reported
Docs Available : Aerials | Deed | Tax Map
Easement - No
Row For Other Parcel: N
Taxes $5,941
Assesed Value Not Reported
Schools
School District: Rutland Northeast
Elementary School: Neshobe Elementary School
Middle School: Otter Valley UHSD 8 (Rut)
High School: Otter Valley High School
School District: Rutland Northeast
Elementary School: Neshobe Elementary School
Middle School: Otter Valley UHSD 8 (Rut)
High School: Otter Valley High School
