21 Nickerson Rd

Brandon, VT 05733

$650,000
Price
1,481,040 / 34
Lot Size / Acres
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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...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.
  1. Listed by Curtis Trousdale • Preferred Properties • Off: 802-862-9106
  2. Listed by Michael Wrobel • Preferred Properties

Property Details for 21 Nickerson Road

Water View
No
Waterfront Property
No
Zoning
High Density Multi-Use
LISTING UPDATED: 07/15/2026 01:44 PM

Property Details for 21 Nickerson Road

StatusActive
MLS #5099797
Days on Market1
Taxes$5,941 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeLand
MLS TypeLand
Year Built-
Lot Size34.00 AC
CountyRutland County
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Location

Listing Courtesy of Preferred Properties
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Building Information for 21 Nickerson Road

Lot Size34.00 AC

Payment Calculator

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$3,734 per month

30 year fixed, 6.36% Interest

Principal and Interest

$3,239

Property Taxes

$495

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 21 Nickerson Road

Summary
Location and General Information
  • City: Brandon
  • County: VT-Rutland
  • Directions: 21 Nickerson Rd. Driveway entrance is located on the corner of VT Rte 7 & Nickerson Rd. See RE sign. Park at the old home & feel free to walk the property but stay out of the home & barn, it is dangerous. There is an orange flagged marking entrance to the wooded section with good walking paths.
  • Latitude: 43.788784000001002
  • Longitude: -73.077616000000006
  • Road Frontage: Yes
  • State: VT
  • Street Designation: Road
  • Zip Code: 05733
Taxes and HOA Information
  • SPAN Number: 078-024-10056
  • Tax Year: 2025
  • Taxes TBD: No
Property
Lot Information
  • Lot Features: 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)
  • Lot Size Acres: 34.0
  • Pole Number: 25T
  • Road Frontage Length: 2463.0
  • Total Lots: 1
  • Water Body Access: No
  • Lot Size Square Feet: 1481040.0
Property and Assessments
  • Current Use: No
  • Property Class: Land
  • Easements: No
  • Flood Zone: No
  • Resort: No
  • ROW to other Parcel: No
  • Surveyed: Unknown
  • School District: Rutland Northeast
  • High School: Otter Valley High School
  • Middle/Jr School: Otter Valley UHSD 8 (Rut)
  • Elementary School: Neshobe Elementary School
Utilities
  • Electric Company: Green Mountain Power
  • Cable Company: Xfinity
  • Fuel Company: Choice
  • Electric: At Street, On-Site
  • Sewer: Public, Public Available, Public Sewer at Street
  • Water Source: Public, Public Water at Street
  • Utilities: Cable Available, Telephone Available
  • Internet: High Speed Intrnt Avail, Cable Internet

Property History for 21 Nickerson Road

DateEvent & SourcePriceAppreciation
Jul 14, 2026

Listed (Active)

New England Real Estate Network #5099797

$650,000—
Jun 9, 2026

Expired

New England Real Estate Network #5046951

—
Jun 16, 2025

Listed (Active)

New England Real Estate Network #5046951

$875,000—
DateEvent & SourcePrice
07/14/2026

Listed (Active)

New England Real Estate Network #5099797

$650,000
06/09/2026

Expired

New England Real Estate Network #5046951

—
06/16/2025

Listed (Active)

New England Real Estate Network #5046951

$875,000

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 21 Nickerson Road

Taxable ValueLand$65,200Additions$105,800Total$171,000
Home Facts
Beds0Lot Size791,921 SqFtStyleSingle Family ResidenceCountyRUTLANDAPN(024) 0071-0021

Schools near 21 Nickerson Road

This home is within Otter Valley Unified School District.
Rating
School
Type
Grades
Distance
Neshobe School
Public - PK to 6
Otter Valley Uhsd #8
Public - 7 to 12
Rating
School
Distance
Neshobe School
PublicPK to 6

Otter Valley Uhsd #8
Public7 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 21 Nickerson Road, Brandon, VT 05733

21 Nickerson Road is a 34 ac of land for sale in Brandon, VT 05733. This property was listed for sale on July 14, 2026 by Preferred Properties, it's currently listed at $650,000. This listing's school district is Otter Valley Unified School District. Nearby schools include Neshobe School and Otter Valley Uhsd #8. 21 Nickerson Road is a 0-bed, 0-bath, 34 ac of land on a 1,481,040 sq. ft. / 34 acres lot.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of any information, descriptions or measurements (including square footage measurements and property condition), such should be independently verified through appropriate means, including, but not limited to, in person inspection and public records, and Compass International Holdings, its subsidiaries, affiliates and independently owned and operated franchisees, and their affiliated agents and associated third parties expressly disclaim any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the seller's discretion. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Preferred Properties

Copyright 2026 PrimeMLS, Inc. All rights reserved. This information is deemed reliable, but not guaranteed. The data relating to real estate displayed on this Site comes in part from the IDX Program of PrimeMLS. The information being provided is for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data last updated 07/16/2026 01:43 AM