There was a stretch, not so long ago, when homes in Chittenden County practically sold themselves. You could list on a Thursday, host one open house, and field a dozen offers by Sunday; several of them over asking, most of them waiving every inspection designed to protect the buyer. In a market like that, almost any agent could look like a hero. The game was simple- win by waiving your rights to those inspections, or lose by asking for them. 

That market is gone. And the one that replaced it is exactly why the agent you choose has never mattered more.

The market has shifted - read it honestly. 

Here's where we actually are in 2026: Thirty-year mortgage rates are sitting near 7%, up from roughly 6.35% a year ago, and they're expected to stay above 6% for the foreseeable future. Inventory across Northwest Vermont has climbed sharply, buyers finally have options they haven't had in years. Homes are taking longer to sell, and sellers are no longer collecting automatic over-ask offers; the average is now landing closer to 96–98% of list price.

But notice what hasn't happened: prices haven't fallen. The median home in Chittenden County has crossed $500,000 in many segments, and here in Williston we're around $525,000. This isn't a crash. It's a long-standing supply shortage meeting a more patient, more selective buyer.

What that means in plain terms: the market has stopped forgiving mistakes. When everything sold in a weekend, a mispriced home or a thin marketing plan got bailed out by sheer demand. Today, those mistakes cost real money and real time. The gap between a great agent and an average one used to be invisible. Now, it shows up directly in your bottom line.

Anyone can write a contract. Not everyone will represent you.

Filling in a purchase-and-sale agreement is the easy part. Plenty of people hold a license and can move paperwork around.

The question you should actually be asking is: how well will this person represent me?

Let’s break it down: A REALTOR®  (and not every agent is one)  is bound by a Code of Ethics that goes well beyond what the law requires. It's a fiduciary standard: honesty, loyalty, full disclosure, and a duty to put your interests ahead of their own commission. That's not a marketing line. It's the difference between someone who processes a transaction and someone who protects you and your interests above their own. 

When the pressure is on- a low appraisal, a shaky inspection, a competing offer,  you find out very quickly which kind of agent you hired.

Data over feelings is a non-negotiable around here

I will die on this hill...

Your home is deeply personal. The equity you've built, the memories, the renovation you poured yourself into, all of it is real, and none of it is what the market pays for. A great agent honors your feelings and then educates your price based on the statistical data.

Overpricing has quietly become one of the most expensive mistakes a seller can make in this market (take a look at our last blog post for more on that). With more inventory on the shelves and buyers taking their time, an aspirational price doesn't get "tested",  it just gets skipped. The listing goes stale, you chase the market down with reductions, and the eventual sale price is often lower than if you'd priced it right on day one. On the buyer's side, the same discipline protects you from overpaying in a thin market where scarcity can push you into a number you never actually verified.

A real comparative market analysis- recent, hyperlocal, honest,  is worth more than any opinion delivered to make you feel good. Ask your agent to show you the numbers, not just tell you what you want to hear.

Negotiation is once again a mandatory skill 

For a couple of years, "negotiations" mostly meant picking a winner from a stack of clean offers. Those days are over.

Buyers have room to breathe now which means inspection requests, contingencies, closing-cost concessions, and price conversations are all back on the table. This is where an experienced agent quietly earns every dollar of their fee, on both sides of the deal. Knowing when to hold, when to give, and how to keep a fragile deal together through underwriting is not a skill you want someone learning on your transaction.

Marketing that actually moves a home

When homes sold in days, marketing was almost beside the point. Now that listings sit longer, presentation is doing real work. Professional photography, cinematic video, drone footage, and genuine exposure aren't vanity- they're the difference between a buyer scrolling past and a buyer booking a showing. 

Pricing has also become part of that marketing strategy- price overcomes every objection in a buyer’s mind. Skip any of those steps, and a buyer is onto the next home just one swipe away.  

The right agent treats your home like the product it is and markets it accordingly. If a listing plan is "we'll put it in the MLS and wait," that's not a strategy. That's a hope.

So how do you choose?

A few questions worth asking any agent before you sign anything:

• Are you a REALTOR®, and how do you interpret your duty to me?

• Show me the data behind this price - what specifically supports it?

• What is your actual marketing plan for my home, start to finish?

• How, and how often, will you communicate with me?

• How many homes have you helped buy or sell in this town, recently?

You're not being difficult by asking. You're doing exactly what a good agent wishes more clients would do.

The bottom line

Buying or selling a home is one of the largest financial decisions you'll ever make, and in this market the margin for error has gotten narrow. The right agent isn't a luxury or a formality, they're the single most important safeguard you have. Someone who upholds the ethics, reads the data instead of the emotions, and treats your outcome like it's their own.

That's the standard we hold ourselves to at Prime, and it's the standard you deserve from anyone you trust with a decision this big.

If you're thinking about a move in Chittenden County or anywhere in Vermont- even if it's months or years away- let's have a conversation. No pressure, just an honest read on where you stand and what your options really are.