Buyer FAQs

What’s the best day of the week to make an offer?
There isn’t a day that has an ad advantage over other days. An offer will be reviewed and considered by a seller, which means that the seller’s schedule is part of the mix. Is a seller more likely to be available on a weekday or a weekend? Depends on the week, and depends on the seller.

In Vermont, offers are generally on the table for a couple of days. That means if someone had an idea that Monday was the best day, and gave 48 hours for consideration (which is respectful and also business-like), then folks who thought Tuesday was best, and even people in the Wednesday-Is-Best camp would still be in the mix.

Most real estate professionals agree that there is no best day of the week to make an offer. Instead, the best day to make an offer is when you feel prepared, and when you’re ready to make an offer. Most buyers aren’t ever 100% sure that “This is the place!”, but as long as you’re sure enough, and you’re working with a skilled real estate professional, you should be fine to make an offer on any day that ends in “y”.

I’m not sure if someone is going to build on the lot next door to the house that I’m thinking of buying. What should I do?
Consult with a knowledgeable local real estate agent as your first course of action. They may be able to point you in the right direction. Likely, that’s to the town’s zoning regs. For example, if the lot in question is 2 acres, and the zoning regulations have a 5 acre minimum lot size, then it’s unlikely someone will build there.

It’s important to remember that zoning regulations can change over time. That 5 acre minimum could change to 2, or 1, or less. In those cases, it’s more likely that the land will be developed.

Another option is to contact a real estate attorney. That would be more definitive. Advice like that might be pro bono, or there might be a charge.

It’s not uncommon to start with a real estate broker. A good one will be able to do some quick research and at least get you on the right path.

As a rule of thumb, and to be overly sure, if it’s property that you don’t own…someone else can build on it.

How many houses do people usually look at before they buy a house?
Two people asked me that same question last week. Most sources say 8-10 is about average. We’re not completely sure about that number, as those are national averages. If you’re looking in a small market, there might not be 8-10 houses that are even possibilities.

Based on what our buyer agents are seeing as they’re working with buyers, it appears as if the range is closer to 6-8 houses before buying.
It’s good to see a couple so that you begin to get a baseline of what you can expect in your market and in your price range. If you’re looking at more than 8, it might be time to refresh your search parameters.

It’s common for buyers to cross off properties that they say checks all or most of their boxes. That amounts to waiting for something better. While that can work sometimes, there are no promises, and some buyers instead regret that they didn’t move on a property they had already seen.

It could also mean that your “boxes” aren’t the same as they were. That’s also common. For example, at the beginning of a search, a buyer might say they wanted to do some cosmetic repairs and updates to make the place their own. Then, after seeing homes like that, and thinking about what would really be involved, they decide that they want something that’s more finished.

Looking at 6-8 homes seems to be the most common range, just keep in mind that it’s often beneficial to review your parameters, the features you’re looking for, location, and even your price range.

How much of a deposit do I need to make when I make an offer?
Short answer: 1% of the offer amount is a good rule of thumb. Long answer is that as a buyer, the deposit amount can send messages to the seller and the listing agent. A very small deposit sends a signal that maybe a buyer doesn’t have a lot of reserves. It might also send a message that the buyer side is trying to “win” at several points in a negotiation.

The deposit amount, like any other term in an offer, ultimately needs to be acceptable by the seller. If the seller thinks that a buyer is a little pinched for reserves, then they may be less likely to accept the offer. If something comes up in an inspection, does the seller believe that the buyer has funds to cover it either before or after the closing? Or, did a small deposit send the message that to keep a deal in place, the buyer is going to need the seller to pitch in?

On the “win” front…this may not be important enough to fight. But if you’re a seller and a buyer is messaging that they want to beat you, then, that may influence how you respond to the offer.

On the other hand, a larger deposit –and remember, deposits are rarely forfeited–signals that a buyer has higher interest in the property, and is willing to at least nominally put more of their own money on the table.

A higher deposit also suggests that the buyer has sufficient reserves. If there’s a $1200 inspection item that comes up, whether the buyer wants to cover it or not, at least there’s an indication that they can cover it.

Closing costs in Vermont range anywhere from 2-3% for a cash purchase to 5-6% for a low down payment loan. At the closing, the deposit is still the buyer’s money and will be put toward closing costs or the down payment. If a buyer is purchasing a $450,000 conventionally financed home, say with 10% down, then they’re already telling the seller that they have at least $60,000 saved to put toward the purchase. Fronting $4500 as a deposit shouldn’t be too much of a burden.

Sellers do seem to prefer larger deposits. In that same example, making a $9000 deposit might be to a buyer’s advantage.

All of this should be evaluated on a case by case basis, in close consultation with an experienced and skilled buyer agent. And if you’re on the selling side, with an experienced and skilled listing agent.

How much will the property transfer tax be when I buy a home in Vermont?
As of 2026, the Vermont property transfer tax breaks down like this. If the property you’re buying is going to be your primary residence, then the first $200,000 of the purchase price is taxed at .5%. All amounts above $200,000 are taxed at 1.47%

For a $450,000 home, that tax would be $1000 on the first $200,000, and then $3675 on the rest. Total property transfer tax of $4675.

For second homes, and “non-long term rental residential properties”, the whole purchase amount is taxed at 3.62%. Here, “non-long term rental residential property” generally excludes seasonal camps and other properties that are not rented out for more than 30 days at a time. Check with your attorney and your Realtor to find out how a particular property would be taxed in your situation.

In general, second homes and vacation homes that are not a purchaser’s primary residence are subject to the higher property transfer tax rate.

Take that same $450,000 property, but this time let’s say it’s not the buyer’s primary residence. At the closing, they would pay $16,290 in Vermont property transfer tax.