Edge Realty Vermont

10/15/2026

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Welcome to Edge Realty Vermont, your local real estate experts in Jericho, VT. Browse our latest listings and find your dream home today. Contact us.

10/01/2026

🍁 FALL IN VERMONT: WHERE FOLIAGE MEETS REAL ESTATE 🏡🍂

There’s something about October in Vermont that makes you slow down and take a second look.

The mountains are beginning to glow with shades of crimson, gold and orange. The mornings are crisp, the roads are lined with color, and suddenly that house you’ve been driving past looks a little different.

Maybe it’s the foliage… or maybe it’s the reminder of why people fall in love with Vermont in the first place. ❤️

The Vermont real estate market has also entered a different season of its own. After the extraordinary pace of the pandemic-era market, today’s market is more balanced. Buyers generally have more opportunity to take their time and evaluate a property, while sellers still need thoughtful pricing and a strategy that reflects today’s market—not yesterday’s. Current statewide data shows a median sold price of about $450,000 and a median of 64 days on market. (Realtor⁠)

And just like foliage, real estate is all about timing, perspective and knowing what you’re looking at.

A home isn’t simply a number on a listing sheet. It’s the view from the kitchen window when the maples turn red. It’s the road home on a beautiful October afternoon. It’s the land, the neighborhood, the community—and the feeling you get when you realize, “I could see myself living here.”

🍁 If you’re thinking about buying or selling this fall, take a drive. Look around. Notice what makes Vermont special.

Sometimes the best time to find your next chapter is when the landscape reminds you just how beautiful home can be.

Happy Fall, Vermont! 🍂🏡

— Terri Edgerley
Edge Realty Vermont

09/15/2026

False hope in real estate? Is this a thing?

YES. When interviewing several listing agents, most agents give a similar, realistic market analysis, but one agent promises a much higher listing price—and the seller chooses that agent because they want to believe the higher number—there’s a name for what often happens: “buying the listing.”

The pattern usually looks like this:

1. Several agents analyze the property.
Most arrive at roughly the same market value based on comparable sales, condition, location, and current competition.
2. One agent gives a dramatically higher valuation.
Sometimes it’s intentional, sometimes it’s overly optimistic. The higher number can make the agent look more attractive to the seller.
3. The seller chooses the highest number.
This is where false hope can come into play: the seller isn’t necessarily choosing the agent with the best strategy—they’re choosing the answer they most want to hear.
4. The property sits.
If buyers and appraisers don’t support the price, showings may be limited and offers don’t materialize.
5. Price reductions eventually follow.
By then, the property may have accumulated days on market, which can make buyers wonder, “What’s wrong with it?”
6. The seller can ultimately lose money.
They may end up selling for the same—or sometimes less—than they would have if they’d priced correctly from the beginning, while also carrying additional mortgage, tax, insurance, maintenance, and opportunity costs.

The important distinction

A CMA isn’t supposed to be whoever can come up with the highest number. A good agent should be able to explain why the recommended price is supported by the market.

For example, if three agents say:

* Agent A: $425,000
* Agent B: $435,000
* Agent C: $515,000

Agent C should be able to demonstrate specific, recent comparable sales that justify $515,000—not simply say, “I think we can get it.”

And there’s another interesting phenomenon: overpricing can actually make the seller’s eventual negotiating position worse. The longer the home sits without serious offers, the more likely buyers are to perceive the seller as motivated.

Building trusting, long lasting relationships is the foundation of Edge Realty Vermont. Thinking of selling? Call Linda or Terri, we provide a market analysis with every listing - providing tools for our clients and setting them up for success!

09/11/2026

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09/06/2026

Cost effective? Real Estate Professional vs For Sale By Owner:

A broker can potentially get a seller more money even after commission because of:

* Higher sale price through broader marketing and buyer exposure
* Better negotiation and knowing when/how to push back on concessions
* Professional pricing based on current comparable sales
* Multiple-offer strategy when possible
* Better screening of buyers and financing situations
* Negotiating inspection, appraisal, and repair issues
* Avoiding costly mistakes that can reduce the final proceeds and liabilities

A simple example;

Suppose:

FSBO: $450,000 sale
No listing commission → approximately $450,000 before other selling costs

With broker: $475,000 sale
Assume 5% total commission → $23,750

Seller receives: $451,250 before other selling costs.

So the broker’s commission is $23,750, but the seller still ends up with about $1,250 more because the property sold for $25,000 more.

And if the broker gets $500,000 instead of $450,000, the difference becomes much more significant.

09/06/2026

Is there a benefit to having an agent vs For Sale By Owner?

One of the biggest benefits is that a good broker helps reduce risk and keep the seller from personally handling every legal, disclosure, negotiation, and transaction detail.

Key liability-protection benefits for a seller

* Disclosure guidance: The broker helps the seller understand what property conditions need to be disclosed and helps make sure disclosures are handled consistently and documented.
* Documentation: Offers, counteroffers, amendments, inspection responses, and other transaction documents are properly prepared and retained.
* Fair housing compliance: The broker helps prevent advertising or negotiation practices that could create discrimination claims.
* Buyer communications: The broker acts as the intermediary, which can reduce the chance that a seller makes an inaccurate or potentially problematic statement directly to a buyer.
* Pricing and marketing: Professional marketing reduces the risk of misleading advertising or inaccurate property representations.
* Inspection negotiations: The broker helps communicate inspection findings and requests without the seller unnecessarily making representations about technical matters they aren’t qualified to answer.
* Transaction deadlines: The broker tracks contingencies, inspections, financing, appraisal, closing dates, and other contractual deadlines.
* Negotiation protection: The broker can negotiate on the seller’s behalf rather than having the seller personally negotiate potentially contentious issues.
* Record keeping: Having communications and transaction decisions documented can be extremely valuable if a dispute arises later.
* Professional liability coverage: Depending on the brokerage and circumstances, the brokerage/agent may carry errors & omissions (E&O) insurance. This doesn’t eliminate the seller’s own liability, but it can provide another layer of protection related to the broker’s professional services.

So yes, there are many benefits of having a professional handle your transaction, liability being key. If you are pondering selling your property, we offer a market analysis to all our sellers!

08/29/2026

What does it mean when we shift from a sellers market to a buyers market and what does it mean for buyers in fall 2026?

A shift from a seller’s market to a buyer’s market in Vermont generally means the negotiating power is moving away from sellers and toward buyers.

🏠 What it means for buyers

* More negotiating power: Buyers may be able to offer below asking price and negotiate more aggressively.
* Less competition: You may not have to compete against multiple offers or waive as many contingencies just to win.
* More inspection leverage: Buyers can be in a stronger position to request repairs, credits, or price adjustments after an inspection.
* More time to decide: There is generally less pressure to make an immediate offer because another buyer is less likely to scoop up the property immediately.
* Seller concessions become more likely: Depending on the property, sellers may be willing to contribute toward closing costs, rate buydowns, repairs, or other expenses.
* Contingencies have more value: Financing, appraisal, inspection, and home-sale contingencies can potentially be negotiated with less resistance.
* Price reductions become more common: If a home isn’t attracting offers, sellers may need to adjust the price to get buyers’ attention.

The important Vermont distinction:

A buyer’s market doesn’t mean every Vermont property is suddenly a bargain. Vermont is very market-specific. A desirable property in a sought-after location—especially one that is priced correctly—can still receive strong interest even when the overall market favors buyers.

For example, there can be a big difference between a well-priced home in a highly desirable Vermont location and an overpriced property that has been sitting on the market for months.

If you’re seeing the market transition, don’t assume you have to pay the seller’s price simply because that’s what they’re asking. Look closely at:

Comparable sales + days on market + price reductions + current competition + condition of the property.

Those five things can tell you how much negotiating room you realistically have.

08/28/2026

📣PRICE IMPROVEMENT! 🎉This stunning property is ready for its new owners, turn key! This 3/2 single family has so much to offer, centrally located and new price! Call Terri Edgerley at 802-279-4590 for more info!
☀️

MOTIVATED SELLERS welcome you to this beautiful ranch home in the heart of Barre Town! Built in 2023, this newer construction home has so much to offer! Nestled on a hillside in a coveted neighborhood (with stunning perennial gardens!) and being the last home on a dead end street, giving a sense of....

08/11/2026

What happens when you buy a property in a peak real estate market, much like what occurred during the pandemic, and are trying to sell in today's market?

This is a fairly common—and financially painful—situation when someone buys near the top of a rising market and then needs to sell after prices flatten or decline.

The key issue is equity.

What can happen;

Suppose someone:

* Bought the house for $600,000
* Put 10% down ($60,000)
* Mortgage = $540,000
* A few years later, the market slows and the home is worth only $525,000

Even though they’ve been making payments, they could still owe close to $520,000–$530,000. Then you have the costs of selling—brokerage compensation, attorney/title costs, transfer taxes, etc.

So they may discover that:

$525,000 sale price − mortgage payoff − selling costs = little or no money left for them.

The CFPB specifically warns that when home values decline, homeowners can lose equity or even end up owing more than the home is worth.

The bigger problem: they may have to bring money to closing:

In that situation, the owner generally can’t simply sell for $525,000 and walk away. They would need to either bring approximately $35,000 to closing or explore another solution.

But they aren’t necessarily trapped;

There are several possibilities:

1. Wait it out.
If they can comfortably afford the mortgage, sometimes the best financial decision is simply to stay in the property. Over time, the mortgage balance comes down and the market may recover.

2. Sell and bring cash to closing.
If they have enough savings, they can pay the difference between the net sale proceeds and mortgage payoff.

3. Negotiate the price aggressively.
If the property isn’t selling, the market is ultimately telling you what buyers are willing to pay. Sometimes pricing it correctly—even substantially below the original purchase price—is what gets it sold.

4. Short sale.
If the home is worth less than the mortgage balance and the owner can’t cover the difference, a short sale may be possible. The mortgage servicer has to approve it.

5. Rent the property instead of selling.
If the numbers work, renting can allow the owner to hold the property until the market improves. But this only makes sense if the rent, expenses, vacancy risk, maintenance and mortgage payment make financial sense.

One important thing people misunderstand:

Buying at the peak doesn’t automatically mean the homeowner “lost money” just because comparable homes are now selling for less.

If they bought for $600,000 and the house is now worth $550,000, that’s a paper loss in market value. It becomes an actual financial loss when they sell for less than their total investment/equity position.

And because mortgage principal is paid down relatively slowly during the early years of a loan, a homeowner who bought recently can be particularly vulnerable to a market decline.

There’s also a psychological trap;

This is where sellers sometimes say:

“I can’t sell for that. I paid $600,000.”

Unfortunately, what they paid is no longer what determines the current market value.

If comparable properties are selling for $525,000, the seller essentially has two choices: sell at today’s market and absorb the loss, or keep the property and wait for the market/equity position to improve.

08/10/2026

🤩New Listing Alert! Commercial opportunity on Route 15! Over 30 acres of commercial OR residential land-AND stunning views of Mount Mansfield! Call Terri Edgerley at 802-279-4590 for additional info! 🥳

Amazing commercial or residential opportunity to own major road frontage on Route 15! This 30+/- acre lot has a natural boundary (being Route 15) separating the lot from a larger parcel of over 190 acres! A home was on this land many years ago, possible septic/water source, however, that information...