We Buy Houses in Vermont.
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For urgent situations we can often close in as little as 7–14 days, though most Vermont sales complete within about 30 days depending on the title work and any probate, lien, or septic-permit issues. You pick the closing date.

Vermont does not allow a power-of-sale foreclosure against a dwelling owned by an individual, so your lender has to file a case in the Civil Division of the Vermont Superior Court. From there the court can order a foreclosure by sale, or a strict foreclosure that transfers title without an auction. Strict foreclosure is not automatic — it is generally used where the court finds there is not substantial value in the property above the mortgage debt, unpaid taxes, and related amounts.

Vermont law generally provides a redemption period after a foreclosure decree, with the court controlling the applicable timeline. The statute sets a six-month default framework, and an owner-occupied principal residence carries additional statutory protection on how soon a sale can happen. This is general information, not legal advice — confirm your own dates with a Vermont attorney.

Usually yes. Vermont law lets the owner redeem the property at any time before the public sale by paying what the judgment requires, and the parties can also agree — with court approval — to a payoff for less than the full amount. In practice that means a cash sale closing before the sale date can still work.

Vermont also runs a court foreclosure mediation program. The request form comes with your foreclosure papers, the lender pays the mediator, and mediation does not stop the redemption period from running — so it is worth asking early rather than late.

Delinquent property taxes in Vermont are collected by your town, not the state, and they are a first lien on the property ahead of your mortgage. Before a town can hold a tax sale, you generally have to owe at least $1,500, be more than a year delinquent, and have been offered a written repayment plan that you declined, ignored for 30 days, or defaulted on. The town also has to give you and any lienholders at least 30 days’ notice and advertise the sale.

If a tax sale does happen, Vermont gives you one year from the day of sale to redeem by paying the purchase price plus 1% per month. Selling before that point normally lets you pay the back taxes straight out of closing.

Often yes, but there is a step people miss. Vermont estates go through the Probate Division of the Superior Court, and the court generally has to grant a license before estate real estate can be sold — the fiduciary files a motion showing the sale is necessary or beneficial. Vermont still uses the terms “executor” (named in a will) and “administrator” (appointed by the court).

Vermont’s small-estate shortcut only covers estates of $45,000 or less made up entirely of personal property, so it does not apply to a house. We work with executors, administrators, and heirs regularly and can usually start the process while the license motion is pending.

Yes. This is one of the most common Vermont closing headaches. Wastewater and potable water supply permits, along with their conditions, are recorded in your town’s land records, and work done on or after January 1, 2007 without a permit — a bedroom addition, a replaced leach field — can stall a conventional sale while a buyer’s lender waits on the paperwork.

We buy as-is and factor it into the offer instead of asking you to fix it first. Just tell us what you know about the system up front.

Yes — we buy Vermont rentals with tenants in place and no showings required. Worth knowing: under Vermont’s residential rental law, selling the building is only a no-cause ground to terminate when there is no written rental agreement, and even then it takes at least 30 days’ notice. Where there is a written lease, the tenancy generally continues after the sale.

Security deposits also have to be transferred to the new owner, and tenants must be told in writing who the new landlord is. We handle that at closing so you are not left holding the obligation.

No. There are no agent commissions, no repair costs, and no fees deducted from your side at closing. The cash figure we agree on is what you plan around. Vermont’s property transfer tax is the buyer’s liability by default, so that falls on us.

For reference, Vermont’s property transfer tax runs 0.5% on the first $200,000 of a buyer’s principal residence and 1.25% above that, with a higher 3.4% rate on non-owner-occupied residential property, plus a small clean water surcharge. Separately, Vermont sellers must provide the state lead paint disclosure and materials before a purchase agreement is signed — we handle that as part of the paperwork.

One thing to plan for: when a nonresident sells Vermont real estate, 2.5% of the sale price is generally withheld at closing and sent to the Vermont Department of Taxes. Sellers can apply for a Commissioner’s Certificate to reduce or eliminate it — which often matters in a distressed sale where there is little or no gain. Your closing attorney handles the filing.