$650,000
21 Nickerson RdBrandon, VT 05733
Land and lots · MLS 11555554 · Listed 108 days ago (Jul 14, 2026)
8.1 mi straight line to Mountain Top Inn & Resort Nordic Center (nordic center) · Ski access details
For sale: On the market and available to show.
About this land
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, by passing 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.
Description provided by the listing brokerage.
Ski access and nearby skiing
Why this listing is on Where2Ski: Measured distance to a ski area. It sits within 25 straight-line miles of an operating ski area's mapped entrance or base.
| Ski area | Type | Straight-line distance | Measured to |
|---|---|---|---|
| Mountain Top Inn & Resort Nordic CenterVT · homes near it | Nordic center | 8.1 mi | Mountain Top Resort & Nordic CenterVisitor entrance, lodge or trailhead |
| Middlebury College Snow BowlVT · homes near it | Local ski area | 12 mi | Base areaBase area (mapped point) |
| Rikert Outdoor CenterVT · homes near it | Nordic center | 13 mi | Base areaBase area (mapped point) |
| Pico MountainVT · homes near it | Alpine resort | 15 mi | Base areaBase area (mapped point) |
| Killington ResortVT · homes near it | Alpine resort | 19 mi | Base areaBase area (mapped point) |
| Sugarbush ResortVT · homes near it | Alpine resort | 27 mi | Base areaBase area (mapped point) |
Straight-line miles to each ski area's base or entrance, measured Oct 30, 2026, 6:34 PM UTC. Winter drives can take longer.
Ski access claims
The listing doesn't describe ski-in, ski-out, a short walk or a shuttle. The agent can tell you how owners get to the slopes.
Ski access is as described by the listing brokerage. Confirm trail access, easements and any pass or membership with Curtis Trousdale of Preferred Properties.
How listings qualify · Report a wrong distance or ski-access claim
Facts
- List price
- $650,000
- Original list price
- $875,000
- Status
- For sale
- Property type
- Land and lots
- Lot size
- 34 acres
- County
- Rutland County
- MLS number
- 11555554
- Annual property tax (2025)
- $5,941
Facts are provided by the listing brokerage.
Location
Pin placed from the listing's coordinates, which can be approximate. See more listings in Brandon.
Price and status history
- Original list price reported by the brokerage: $875,000
Changes seen in MyStateMLS data since Oct 29, 2026. Sold prices are not published.
Estimate a monthly payment
Estimated monthly payment
$3,974 per month
An estimate for comparison only. Actual rates, taxes, insurance, PMI and fees depend on your lender, credit, location and loan program.
Questions to ask before you buy
Good questions for any home near the slopes.
- How is the property reached in winter, and who plows the road and driveway?A short straight-line distance can still mean a long or seasonal drive. Private roads, gates and mountain passes all shape winter access.
- Is there documented ski access from the property (trail, easement, lift), and does it transfer to a buyer?Rights to cross neighboring land or use a lift come from recorded easements and agreements, so a ski-in or ski-out description is where the question starts.
- Are there association, resort or club fees, and what do they cover?Some ski-area communities charge fees that cover only certain amenities, so ask what lift tickets, passes and services are included.
- Are there rules on renting the home short-term or long-term?Local ordinances, association covenants and deed restrictions all set rental rules, and they differ from place to place.
- What do heating, snow removal, winterization and utilities cost over a season?Ownership costs in snow country often run higher than the mortgage estimate suggests.
- For land: is there legal year-round access, and what utilities, septic and building rules apply?Seasonal roads and steep lots can limit what can be built and when it can be reached.
Printable due-diligence checklist · Ski home ownership budget
Guides and next steps
Listing courtesy of Preferred Properties. Listing agent: Curtis Trousdale. Co-listing agent: Michael Wrobel. Listings provided by MyStateMLS.
Listing updated Oct 30, 2026, 11:25 AM UTC, MyStateMLS data received Oct 30, 2026, 6:32 PM UTC. Information deemed reliable but not guaranteed.