Waterfront, Stone Construction, Acreage
1964 Waterfront Vermont Fixer with Timber Frame and Falls Views — $148,000
7
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 9 | Waterfront cascade, 2376 sqft, timber framing, archways, glass walls, walk-out deck over falls |
| Condition | 25% | 4 | Full top-to-bottom renovation required; utilities intact (septic, well, electric) — bones present |
| Price / Sq Ft | 15% | 10 | $62/sqft listing vs $189/sqft zip median — 67% below; 8 comps thin but directionally strong |
| Price vs. Market | 5% | 9 | $148K vs $339,400 median — 56% below zip median; strong discount signal |
| Market Conditions | 5% | 6 | DOM 39 vs 66 median; 27.9% price drops buyer-favorable; 98.3% sale-to-list near balanced |
The waterfall is the first thing. Broad Brook runs along this half-acre Guilford property with actual cascading falls, and the walk-out deck is suspended directly over the stone bank where they drop. That is the thing that makes this listing stop you. It is also the thing that will keep you up at night wondering what you could do with it.
The house is 2,376 square feet built in 1964, and it needs everything. Full renovation, top to bottom. The agent description calls this a blank canvas, which is one way to say it. The more accurate way: bring a contractor and a budget before you bring hope. Septic is intact, private well is on the parcel, and electric is connected, so the site infrastructure is there. What the house itself needs is substantial.
What it has going for it architecturally is genuinely interesting. Exposed timber framing. Sculpted organic archways. Extensive glass oriented toward the water. A lofted staircase. Wood floors. Someone built this place with a specific idea in mind, and the bones of that idea are still readable even in its current state. This is not a forgettable ranch house. It is eccentric in the way that 1960s owner-builder Vermont houses sometimes are, and if you have the skills or the money to work with that rather than against it, the result could be something.
The price is $148,000, which is $62 per square foot. The zip median is $189 per square foot and the median sale price in this zip is $339,400. You are looking at a 56% discount to market. That gap exists because the renovation requirement is real and the work is significant. But for someone who can actually execute a rebuild, the math is worth looking at hard.
Three bedrooms, two baths, half an acre, waterfall frontage in southern Vermont. At full renovation cost this will not be a cheap outcome, but what you end up with is a waterfront property in a state where those do not come available at $148,000.
