Acreage, Waterfront, Farmhouse, Historic
1920 Vermont Farmhouse, Private Pond, 5.5 Acres — $85,000
8
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 9 | 1920 farmhouse, 5.5 acres, private pond, 4 beds, 1,884 sqft — strong acreage/waterfront floor |
| Condition | 25% | 5 | No system dates named, no renovation history; as-is exception applies given acreage and historic character |
| Price / Sq Ft | 15% | 10 | $45/sqft listing vs $217/sqft zip median — 79% below; thin 7-comp data but directionally decisive |
| Price vs. Market | 5% | 10 | $85K vs $467K zip median — 82% below; median likely skewed by rural land/acreage comparables |
| Market Conditions | 5% | 6 | 49.5% price drops is a strong buyer signal; DOM 61 vs median 42; sale-to-list near flat |
The pond is the first thing worth sitting with. A private pond on 5.5 acres in Vermont, attached to a four-bedroom 1920 farmhouse, for $85,000. That combination at that price is the reason to pay attention here.
The house is 1,884 square feet, which is a real amount of space — four bedrooms, one bath, built over a century ago. At $45 per square foot, it's priced at roughly 79% below the zip median for price per square foot. The zip median sale price is around $467,000, and this is listed at $85,000. Some of that gap is statistical noise from rural land comparables skewing the median up, but most of it is just a very low price for what you're getting.
What you're getting is a farmhouse on enough land to do something with. Five and a half acres is room for a serious garden, animals, outbuildings, or just the kind of privacy that's hard to find anywhere. The pond is on the property, which means it's yours. That's not a detail — private water access at this price point, in Vermont, is the kind of thing people spend decades looking for.
The condition is the honest question. The listing names no renovation history, no system dates, no recent work. The agent description is thin on specifics. This house is over 100 years old and priced like it needs attention, because it probably does. Roof, heating, electrical, plumbing — any or all of those could be due. You'd want an inspection and a clear-eyed contractor walk before committing, because the gap between $85,000 and what it might cost to make this fully livable could be significant.
But here's what $85,000 buys you: a four-bedroom farmhouse with a private pond and 5.5 acres in Vermont. If you have the appetite for a project and the budget to back it up, that's a combination that almost never shows up at this price.
