If you’re selling a home, especially a lakefront property in Grand Isle County or on Lake Champlain, Coldwell Banker Islands Realty is the best local partner you can choose. Here’s why.

1. Decades of Local Expertise

Coldwell Banker Islands Realty has been serving Grand Isle County since 1996, giving them over 29 years of experience in the local real estate market. Locally owned and operated in South Hero, Vermont, they have a deep understanding of the community, local zoning rules, and the many nuances of island and lake living. While they primarily focus on The Islands, their expertise extends across Franklin and Chittenden counties with agents specializing in those specific areas.

2. True Lakefront Specialists

They’re known as The Lakeshore Experts. Their agents don’t just sell real estate; they live Lake Champlain life. They know everything from shoreline protection regulations to water depths and quality, docks, moorings, and permitting. That level of niche knowledge makes a huge difference in successfully marketing lakefront homes.

3. Powerful, Proven Marketing

CBIR offers a comprehensive marketing program to showcase your property and maximize its exposure. The program includes a proven combination of traditional and cutting-edge digital methods, including social media, online, print, and video. This ensures your property will be seen on multiple channels and reach both local buyers and national/international prospects.

4. Luxury & Global Reach

If you’re selling a high-end or second home, CBIR takes it to the next level with bespoke marketing. Their Luxury Property Specialists leverage the Coldwell Banker Global Luxury® program to present your home on a world-class stage. They combine local know-how of Lake Champlain with global marketing strategies to attract qualified buyers.

5. Your Advocate From Start to Finish

Selling a home can be complex, and Coldwell Banker Islands Realty acts as your trusted advocate through every step. Their agents guide you in preparing your home for the market with personalized recommendations that highlight your property’s strengths. They craft a dynamic pricing strategy based on real-time market data and decades of local experience, ensuring your home attracts serious buyers without leaving money on the table. Combined with CBIR’s top-tier marketing, your home is presented in the best possible light to thousands of potential buyers across Vermont and beyond.

Bottom line: If you’re selling in Grand Isle County, especially a lakefront home on Lake Champlain, Coldwell Banker Islands Realty is uniquely qualified. With long-standing local experience, a global brand, and a laser focus on waterfront properties, you’ll have a team that knows the market, protects your value, and maximizes your exposure. See what our clients have to say about working with us. 

 

 

 

 

 

 

 

 

 

 

Selling your Vermont home this fall? Make the most of the autumn market by blending essential maintenance with seasonal curb appeal improvements. Here are five key ways to get your home ready:

1. Boost Your Curb Appeal

First impressions matter. Refresh your front door by painting it a neutral color if needed, and add simple seasonal decor such as a potted mum or wreath. Rake leaves, trim overgrown bushes, and tidy up your garden beds to create a welcoming and well-kept exterior.

2. Clean Gutters and Spruce Up the Exterior

Clogged gutters can lead to water damage and pest problems. Remove leaves and debris, and consider pressure washing siding and washing windows. A clean exterior not only prevents issues but also makes your home look cared-for and inviting.

3. Inspect Your Roof and Trim Trees

Check for missing shingles, cracks, or damage before winter weather hits. Trim back branches near your home to prevent limbs from falling on the roof during storms. Taking care of these tasks now can avoid costly repairs later and give buyers confidence in your property's upkeep.

4. Service Fireplaces and Safety Systems

Have your chimney and fireplace serviced before listing. This gives you time to address any issues and gives potential buyers peace of mind. Also, test smoke and carbon monoxide detectors and replace batteries if needed. If you sell a property in Vermont, it must have functional smoke and carbon monoxide detectors in place before closing.

5. Prepare Windows and Outdoor Spaces

Wash windows and remove screens to showcase your windows and the view. Keep patios, porches, and outdoor areas clear of fallen leaves and clutter. Add subtle fall touches like pumpkins or planters to make outdoor spaces feel inviting and highlight the lifestyle your home offers.

For more expert home maintenance tips or personalized advice on getting your home market-ready this fall, reach out to a Coldwell Banker Islands Realty agent today. Let us help you keep your home in top shape, whether you’re staying for the season or preparing to sell! Visit our services providers page to learn more about local service providers. 

Buying a home is one of the biggest financial decisions you’ll make, but the listing price is only part of the equation. There are several costs you should prepare for when purchasing a home. From inspections to insurance, here are some key expenses to plan for so you’re financially prepared when buying a property in Vermont. 

1. Pre-sale Inspections 

Depending on how many pre-sale inspections you choose to do, these costs typically fall on the buyer. The price of a standard home inspection is based on the size of the home and can range between $400 - $700. You also may need to budget for additional inspections and tests, such as radon, water, chimney, and septic. While not mandatory, these extra evaluations are often requested by buyers to ensure the home and its systems are in good condition before finalizing the sale. This can save you from costly surprises down the road or prevent you from purchasing a property outside of your means.

2. Homeowners Insurance

Home insurance is legally required if you're financing your home with a mortgage. Lenders want to make sure the property is protected, and as a buyer, you should too! The cost of homeowners insurance can vary based on location, coverage level, and home value, but it’s a recurring cost to factor into your monthly budget.

3. Appraisal and Loan Origination Fees

If you're taking out a mortgage, your lender will require a professional appraisal to confirm the home’s market value. This ensures the property is a sound investment. Appraisal fees are paid upfront by the buyer, usually before final loan approval. 

You’ll also encounter a loan origination fee, which is a charge from your lender for processing the loan application. This fee varies but is typically 0.5% to 1% of the loan amount. If you’re getting financing, it is recommended to research two or three different lenders to learn more about their offerings and fees.

4. Saving for a Down Payment

Some loan programs let you buy a home with as little as 0% to 5% down. However, if you’re able to put down more, this can help you qualify for a better interest rate and lower monthly payments. It also shows sellers that you're financially prepared and serious about buying. A common goal is to save 20% of the home’s price, but any amount above the minimum can be helpful. 

Need help with your down payment? The Vermont Housing Finance Agency (VHFA) offers specific programs and down payment assistance programs through local lenders. Visit their website to learn more and see if you qualify. 

5. Earnest Money Deposit

When you make an offer on a property, you’ll include an earnest money deposit. Think of it as a way to show the seller you’re committed to the purchase. This deposit is typically 1% to 3% of the price of the property, but it can be higher if the home is in high demand or if you want your offer to stand out.

6. Closing Costs

In addition to your down payment, you’ll need to budget for closing costs—the various fees and expenses due when finalizing the purchase of your home. These typically range from 2% to 7% of the purchase price, depending on the location, property, and lender. These fees are handled at the closing table and are often paid for out of the transaction.

Here’s a breakdown of common closing costs:

• Attorney Fees – Legal services to help prepare and review documents.
• Title Insurance – Protects you and your lender if there’s an issue with the property’s ownership history.
• Property Transfer Tax – A state tax paid when a home changes ownership.
• Tax Prebate Repayment – In Vermont, if the seller received a property tax prebate, the buyer may be responsible for reimbursing a portion.
• Recording Fees – Charged by the town or city to officially record the sale.
• Prepaid Interest – Covers the interest on your loan from the closing date until the end of the month.
• Escrow Deposits – Upfront payments for future property taxes and homeowners insurance.
• Pro-rated Property Taxes & Utilities – You may need to reimburse the seller for their portion of property taxes or utilities already paid for the year.

Helpful Tip: It’s often less expensive to close at the end of the month, since you’ll pay less prepaid interest upfront.

7. Buyer's Agent Commission (If Not Covered by the Seller)

While it’s typical for the seller to cover the cost of the buyer’s agent in a real estate transaction, that is not always the case. If the seller doesn’t offer this, it may become an out-of-pocket expense for the buyer, so it's important to clarify with your agent how the commission will be paid early on, before looking at properties.

6. Moving Expenses and New Furnishings

The cost of moving, whether you’re hiring professional movers or doing it yourself, can add up quickly. You may also need to budget for new furniture, appliances, window treatments, or even utility setup fees. It’s easy to overspend during this exciting transition, so build a cushion into your budget to avoid stretching yourself too thin.

Buying a home is exciting, but it’s important to leave enough financial breathing room for life after closing. By planning ahead for these lesser-known expenses, you can avoid surprises and start your next chapter on solid financial ground. To learn more about the costs of buying a home, connect with a Realtor.

What not to do when searching for your Vermont home this season

With longer days and motivated sellers, the summertime is an exciting time to look for your next home in Vermont. Before diving into showings and open houses, it’s important to be aware of common mistakes that can throw off your search and lead to buyer’s remorse. Here are five pitfalls to avoid for a smoother, smarter house-hunting experience.

1. Skipping the Pre-Approval Step

Before browsing listings or scheduling showings, talk to a lender and get pre-approved for a mortgage. Knowing your budget upfront not only helps you narrow your search but also shows sellers you’re a serious buyer, giving you a competitive edge when you’re ready to make an offer.

2. Not Defining Your Priorities

It’s easy to get swept away by charming porches or lake views, but without a clear list of must-haves and deal-breakers, you risk wasting time or settling for the wrong fit. Outline what matters most, whether it’s the location or the square footage, and stick to it.

3. Getting Caught Up in the Summer Frenzy

With homes moving quickly, summer buyers can feel pressure to act fast. While urgency is often needed, don’t let market hype push you into a rushed decision. Stay grounded, take time to evaluate each property, and lean on a local REALTOR® for guidance.

4. Thinking Only About Summer

A house might feel perfect for July barbecues, but how will it hold up in January? Consider the year-round functionality of the home, winter access, heating systems, storage, and long-term maintenance. Thinking ahead will save you from future surprises.

5. Going It Alone

The Vermont housing market can be competitive and nuanced. Partnering with a local real estate agent, especially a buyer’s representative, ensures you have someone in your corner. From scheduling showings to negotiating offers, a trusted professional will help you navigate every step with confidence.

Avoiding these common mistakes will help you make informed decisions and find a Vermont home that truly fits your lifestyle this summer and beyond. Ready to begin your home search? Schedule a buyer consultation with one of our local real estate agents or start browsing properties today.

Are you considering purchasing a Vermont lakefront property? Partnering with a local Realtor who specializes in waterfront real estate is essential to navigate the unique challenges of owning a property on the lake. Buying lakefront real estate can be rewarding, but it requires careful thought. Here are some key tips to help you make an informed decision.

1. Research the Area
Investigate the lake and its surroundings. Consider factors such as water quality, recreational activities available, the proximity to amenities, and accessibility to the water. A lakefront property with stunning views, a primo beach, and nearby attractions will likely be more desirable to other buyers and could have a higher resale value.

2. Define Your Waterfront Use
Before you start your search, decide how you plan to use the lakefront. Do you need a dock or boat access? Is water quality a priority for swimming? Or are you simply looking for the perfect view? Knowing your non-negotiables will help you focus your search.

3. Understand Lake Access Types
There are several types of lake access you might encounter: deeded access, direct lakefront, or bisected lakefront. Deeded access means shared use with neighbors and often more affordable properties. Direct lakefront means the water borders your property. Bisected lakefront means a road runs between the home and the water—a common situation —with its own pros and cons to consider when choosing your ideal property.

4. Verify Property Boundaries
Ensure you know the exact boundaries of the property, including its waterfront limits. Verify any restrictions or rules concerning the use of the lakefront, docks, boats, and other amenities.

5. Review Vermont’s Shoreland Protection Act
In 2014, the Vermont Legislature passed the Shoreland Protection Act which regulates the shoreland development. If you plan to make modifications or build on a waterfront property, investigate the permitting process and potential restrictions. This is crucial to ensure legal compliance, and development feasibility to protect your investment's value and future enjoyment. It provides peace of mind by confirming that the property meets all regulations and environmental requirements to protect lake waters. 

6. Check Flood Zones and Insurance
Your real estate agent can help you access and explain documentation regarding  if the property is in a flood-prone area. Insurance costs can be significantly higher for waterfront properties, so consider these additional expenses in your budget. If the property is in a flood zone, take this into consideration and how it might affect your investment in the long term.

7. Inspect for Water Damage
When looking at lakefront homes, ask your Realtor if there has been any flooding, erosion, or water damage to the property. When visiting a property, look for any signs of damage. If you decide to make an offer, a professional property inspection may be encouraged to look into these matters further. 

8. Know Local Rules and Regulations
Familiarize yourself with any zoning regulations, local ordinances, and/or homeowner association (HOA) rules that may affect the property. Some homes that have deeded or shared lake access, may have restrictions on noise, boat usage, or property modifications. 

9. Budget for Maintenance and Upkeep
Lakefront properties often come with higher maintenance and insurance costs. Be prepared for additional expenses related to seasonal home maintenance such as watercraft maintenance, dock upkeep, and erosion prevention.

10. Work with a Waterfront Specialist
Working with an experienced local real estate agent who specializes in lakefront properties can be invaluable. They can guide you through the process, provide insights into the area, and help you find suitable properties based on your preferences.

Remember to take your time and carefully assess your needs and priorities when looking at a waterfront property. Purchasing lakefront real estate can be a fantastic investment, providing years of enjoyment and potential appreciation if you make well-informed decisions. Ready to start your lakefront home search? Our Realtors are waterfront specialists who have been helping people buy and sell Lake Champlain lakefront properties since 1996. The majority of our agents also are certified in Natural Shoreland Erosion Control Practices, allowing them to provide expert advice on improving your lakefront property while protecting Lake Champlain through best practices and referrals to certified professionals.

Get in touch with us  today to start your lakefront home-buying journey.