Foote Farm II : Just minutes from Middlebury College Campus.............................. but miles away .

Foote Farm II is a planned residential community of 22 homesites in the heart of the Champlain Valley of Vermont. Located in historic Cornwall, just three miles west of Middlebury College and mid-way between Burlington and Rutland, Foote Farm is situated on one of the most beautiful tracts of land in the Middebury area. Lake Champlain and the Adirondack Mountains are ten miles to the west; the Green Mountains five miles to the east.

The homesites and common areas of conserved land were part of a farm that had been in the Foote family for over 200 years. Foote Farm homeowners have common use and ownership of 112 acres of open farmland, a large protected wetland and deep hemlock forests, preserved in perpetuity through a partnership with the Middlebury Area Land Trust.

Each site is fully permitted and ready to build in the traditional style of New England. Underground utilities and a state-of-the-art community septic system are in place and stubbed to the entrance to each lot.

Twenty of the original 22 lots were recently acquired by an existing Foote Farm homeowner and are offered for sale at prices up to $50,000 below original listing prices — making this desirable community even more appealing and affordable.

22 secluded building lots in a pastoral setting
Off Route 125 - minutes from Middlebury College
Over 100 acres of common-use conserved land
Each building site unique; covenants in place
Wildlife corridor through dedicated natural areas
Enjoy the cultural, culinary, athletic and social opportunities of a "college town" community.



Questions? Would you like to schedule a visit to Foote Farm?
Contact Chris von Trapp. 802-846-9525 (o), 802-343-4591 (c). www.chrisvontrapp.com

Buying an Old Vermont Home: Truth 5

Truth#5: Vintage Homes are a great value: While often viewed as a “money pit”, older homes can offer you the most home and square footage for the money and here are some of the reasons why. When a new home is built buy the new home owner, the first part of the process involves finding a suitable lot, at today’s market value. Then you have to contract with an excavator to install the driveway, bring the utilities into the site and to the new home, do the site work, foundation hole, backfill, construct the septic system, all at today’s prices. The home is then built, once again, at market prices for materials and labor costs. At the end of the process, the bills are tallied and the total cost for the home can range for a low of $200/ square foot to $400/sq ft.

When an older existing home is priced for re-sale, it is compared to recently sold homes on the market with the appropriate corrections made for major differences in size and amenities. You never go back and start the valuation of an existing home by determining the current value of the lot in today’s market and then add the cost to reconstruct the existing home. In fact the land value in a comparative market analysis of an existing home is virtually discounted to zero. In the case of older homes with much of the original woodwork, built in’s, solid wood doors and hard or softwood flooring, the price to reproduce the finishes is not only exorbitant but in some case impossible. In the final analysis, a pre-existing older home of restorable quality is most often priced far below the underlying land and construction value of the same home if built new. While the restoration of the structure and updating of the mechanical and electrical systems can be expensive, when completed you will have that special one of a kind family home to enjoy and remember forever.

So take heart and if you have always dreamed of owning a Vermont Vintage home with all of the warmth and charm that only an older home can offer, go for it. By understanding the pro’s and cons and not setting unreasonable expectations, you can find that great older home perfect for you and your family.

Should I Take My Home Off the Market During the Holidays?

When you look at your November and December calendars you may find the months already overloaded with seasonal obligations -- shopping, entertaining, children's pageants, charity work, decorating the house, and so much more. If you are also trying to sell your home, you are under extra pressure to keep your home in "showtime" condition. And that could be the last thing you need before the holiday spirit is broken. It is understandable why you would be tempted to take your home off the market during the holidays. And the list of justifications is long. If you are too busy, buyers may be also, and you may find your efforts unrewarded by enough showings. And what if you do get an offer? You may be faced with the possibility of packing and moving during the busiest time of the year. Besides, you can give your house a rest, and it will have better momentum after the holidays. Better to just pack it in and start fresh in January, right? But wait! Most top Realtors agree that taking your home off the market during the Christmas season is a mistake. The house sure isn't going to sell off the market! What is the advantage of that? So you're busy. Let your Realtor do the work. You can leave in the morning, go to work, go shopping, and let your Realtor take care of things. The holidays are a wonderful selling period. Why? Because most people take off work sometime during the season. The husband and wife are both off and want to see houses. Most agents like the holidays because the buyers have more time, and they can look at homes together.

Before you take your home off the market, consider the following points:

• Although buyer activity may appear to slow down, the buyers who are actively looking during the holidays are that much more serious. Agents believe the home market is no more affected at Christmas than during other "busy" periods. If that were so, the market would shut down throughout the year as families concentrate on spring weddings, June graduations, summer vacations, and autumn back-to-school activities.
• Many buyers deliberately choose to shop for a home after the busy spring and summer rush. They know that it will be easier to look, and that negotiations will be less stressful. They may not have children, or they may have grown children, so moving to accommodate the school year isn't a consideration. Finding the right home at the right price, however, is.
• Relocating families often don't have a choice when they can leave for their new destination. Although 68% of transferring families have children, many families have to transfer during the middle of the school year. These families are that much more motivated to get their families settled in before either the January semester begins, or to arrange for the move during spring break in March. If you sign a contract by New Year's Eve, the timing couldn't be more perfect.
• At Christmas time, our culture focuses on family and the home. Preparing for the indoor activities of winter is one of the most enjoyable periods of family life. Allowing buyers to view your home during this most hospitable of seasons lets them better picture their own family life in the attractive environment you have created.
• When is your home ever more beautiful and inviting? You have cleaned and decorated, and your home looks like a picture postcard. If the results are good enough for family and friends, they will surely be good enough to impress your buyers. Get the family team on board to do a five-minute blitz pick-up every morning to keep holiday messes to a minimum.
• With reduced inventories and motivated buyers, you will have all the members of the MLS on your team. You may find you have more showings than you would if you marketed your home during a busier time of the year.
• If you do get a contract, you can arrange the terms to suit your needs. If moving during the holidays isn't an option, you can put in the closing date of your choice. Most people can close 30 to 60 days after a contract is written, so there is plenty of time. Possession and closings are very negotiable.

Written by Blanche Evans - Realty Times