L
ocal real‑estate professionals say the market has steadied after the Covid‑era frenzy, but prices still sit far above pre‑pandemic levels. Many brokers believe there is still room for growth, especially in Killington, where major resort upgrades and new development plans are underway.
Bret Williamson, owner of Killington Valley Real Estate, notes that the market is now stable compared to the chaotic Covid period. “Prices have settled,” he says. “It’s a good year, but the upward trend has paused.”
Merisa Sherman, managing broker at Four Seasons Sotheby’s, echoes this view. “The market’s stabilized in 2025,” she says. “Values are high, but growth has slowed.” She adds that negotiations between buyers and sellers have become more balanced; it’s no longer a sellers’ free‑for‑all. Buyers are less likely to waive inspections, and sellers can’t easily demand concessions.
Inventory remains tight, yet buyers are showing more patience, willing to wait for the right property at the right price. Carolyn Bianchi of Ski Country Real Estate observes that buyers who entered the market during Covid are now more selective. “They’re looking for something they truly want and are willing to wait for it,” she says. “They’re not rushing into a purchase just because it’s listed.”
Kaitlyn Hummel, co‑owner of Prestige Real Estate, points out that overpriced listings are simply sitting on the market. “Inventory feels stale,” she says. “Things aren’t moving quickly.” Heidi Bomengen, another Prestige co‑owner, agrees that buyers and sellers often disagree on price, placing the market between a buyers’ and a sellers’ market.
On December 17, Killington had 12 single‑family homes on the market, down from 13 a year earlier. Year‑to‑date, 22 houses have sold versus 27 last year, excluding multifamily units. In 2025, 82 condos have sold compared to 88 in 2024, a figure close to last year’s numbers.
Average sale prices have risen. Hummel reports an average of just over $1 million, up from $783,000 last year. Of the 22 houses sold so far in 2025, seven exceeded $1 million. Four more are under contract: two under $1 million and two over $2 million. Bianchi notes that the number of homes in the $1 million‑to‑$2 million range has never been this high. “We used to have only a handful of single‑family homes under $1 million,” she says.
Days on market have also increased. The current 12 listings average 141 days, while the yearly average is 86 days. Hummel summarizes that buyers feel less pressure; price sensitivity has risen, but sellers still expect to command high prices based on Covid‑era benchmarks. Bomengen adds that only truly unique properties sell at those levels.
When buyers ask what they’re looking for, most prefer turnkey homes that need little work. Bianchi says second‑home buyers in Killington want move‑in ready, rentable properties at reasonable prices. “Three‑bedroom homes in good condition sell quickly,” she notes, adding that four‑bedroom options are rare. Bomengen agrees that buyers recognize the difficulty of managing renovations remotely and the scarcity of contract labor.
Williamson explains that many buyers seek a second home they can use and then rent out when not in use to offset costs. He also sees growing interest from builders and developers. “Land interest is rising,” he says. “Builders are busy, and that momentum should continue.” He mentions long‑term projects that have just received permits and are expected to close soon, bringing expensive lots to market. Williamson notes that activity has picked up in the last three weeks, with four properties under contract, indicating sustained interest.
Bianchi comments that the market pause in spring, summer, and fall was brief and does not signal a downturn. “It’s a short pause in growth, not a reversal,” she says.
The Fall of 2024 saw Powdr sell Killington Resort to local investors. Over the past year, the group has invested $38 million in infrastructure, with another $22 million pledged for this year. This reinvestment has spurred interest in both skiing and real‑estate ownership. Williamson says the independent ownership has generated excitement: “The more we share about reinvestments, the more people are drawn to the area.” He believes the resort’s improvements will attract more visitors, creating a win‑win for the community.
Bianchi highlights the investors’ local ties and long‑term commitment. “They’re families who live here and enjoy the mountain,” she says. “They’re not taking profits for ten years; they’re reinvesting.” This reassurance boosts confidence among potential buyers.
Summer activities, especially mountain biking, have also enlivened the town. Williamson claims no other resort matches Killington’s offerings. “We have a wide range of activities and top‑tier bike trails,” he says. “Everything’s coming together.” He notes that real‑estate buyers are attracted by year‑round appeal, and many compare Killington favorably to Stowe and other destinations, citing proximity and activity levels.
Bianchi keeps in touch with clients post‑closing, noting that they’re satisfied with their investment. “They all say it’s worth it,” she says. Williamson sees future developments, such as Great Gulf’s planned village at the base of Snowshed and Ramshead, as catalysts for further price appreciation. “Once the plans are finalized, they’ll sell,” he predicts, adding that other properties will rise in value as a result.
He acknowledges that Killington’s real‑estate offerings have lagged behind other mountains but are catching up. “We’re moving toward pricing comparable to Stowe, Okemo, and Stratton,” he says. Bianchi agrees, noting that the market has been undervalued for years and that Covid has nudged it upward. “It’s unlikely to revert,” she says, foreseeing continued growth.
Bianchi also observes a shift toward generational legacy homes. Buyers want large properties that can host extended families for holidays. “Current listings are often too small,” she says. “Buyers are looking for homes that accommodate future generations.”
Merisa Sherman points out several industry changes over the past year. Bank appraisals frequently come in lower than the agreed price, forcing buyers and sellers to renegotiate to bridge the gap. A new 3.62% property transfer tax, effective August 1, 2024, applies to short‑term rentals or second homes, adding another negotiation point. Following a National Association of Realtors lawsuit, sellers no longer automatically cover buyer‑agent fees; compensation terms must be negotiated beforehand. These shifts mean deals are less straightforward, and the role of a knowledgeable agent is more critical. “If an agent isn’t up to date, buyers or sellers can lose out at closing,” Sherman says. “Choosing an educated agent is essential as the market grows more complex.”
Looking ahead to 2026, reappraisals may further complicate transactions, potentially affecting financing and pricing dynamics.
