Vermont seller net sheet calculator
What a Vermont seller walks away with after commission, payoffs, title, and transfer taxes. Rates and closing customs below are verified for Vermont; the calculator applies them for you, down to the county.
- State transfer tax
- 0.5% on the first $200,000; 1.25% above + 0.22% above $200,000
- Owner's title policy
- Buyer pays
- Seller costs on $400,000
- About $21,025
Vermont transfer tax
Vermont charges the property transfer tax (principal residence) of 0.5% on the first $200,000; 1.25% above, customarily paid by the buyer; and the clean water surcharge (principal residence) of 0.22% above $200,000, customarily paid by the buyer. Other statewide rates apply in some cases: Property transfer tax (non-principal residence); Property transfer tax (commercial / land); Clean water surcharge; Clean water surcharge (commercial / land).
| Tax | Level | Rate | Customarily paid by |
|---|---|---|---|
| Property transfer tax (principal residence)Applies: single family, condo, townhome, multi family, coop; primary residenceAct 181 (2024) raised the reduced-rate band from $100,000 to $200,000 for principal residences. | State | 0.5% on the first $200,000; 1.25% above | Buyer |
| Clean water surcharge (principal residence)Applies: single family, condo, townhome, multi family, coop; primary residenceFirst $250,000 exempt with VHFA/USDA/VHCB financing (not applied). | State | 0.22% above $200,000 | Buyer |
| Property transfer tax (non-principal residence)Applies: single family, condo, townhome, multi family; secondary, investment residence32 V.S.A. 9602: 3.4% for residential property not used as principal residence and not subject to a landlord certificate; long-term rentals with a landlord certificate pay 1.25% (not applied automatically). | State | 3.4% | Buyer |
| Property transfer tax (commercial / land)Applies: commercial, land | State | 1.25% | Buyer |
| Clean water surchargeApplies: secondary, investment residence | State | 0.22% | Buyer |
| Clean water surcharge (commercial / land)Applies: commercial, land; primary residence | State | 0.22% | Buyer |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $0 | $1,735 | $1,735 |
| $500,000 | $0 | $5,410 | $5,410 |
| $1,000,000 | $0 | $12,760 | $12,760 |
Example Vermont seller net sheet
A $400,000 sale with a 5% commission and a $250,000 mortgage payoff. Seller closing costs come to about $21,025, or 5.3% of the price.
| Line | Seller |
|---|---|
| Sale price | $400,000 |
| First mortgage payoff | −$250,000 |
| Real estate commission (5%) | −$20,000 |
| Settlement / closing fee | −$250 |
| Seller's attorney fee | −$700 |
| Release / satisfaction recording | −$30 |
| Wire / courier / payoff processing | −$45 |
| Estimated net before property tax prorations | $128,975 |
Run it with your own numbers. Choose the county to add local taxes, and enter the closing date to prorate property taxes.
Who pays what in Vermont
Buyer pays the owner's policy. Closings are usually handled by an attorney, and an attorney is customarily required at closing. The settlement or escrow fee is paid by each side for its own closing.
Attorney closings. Buyer pays the property transfer tax; seller pays the land gains / withholding items where applicable.
Property tax prorations
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 1.75% of value per year. Fiscal year Jul-Jun; bills issued in late summer with installments through the year.
Sources
Verified 2026-09-29. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email [email protected].
Vermont net sheet questions
Does Vermont have a real estate transfer tax?
Vermont charges the property transfer tax (principal residence) of 0.5% on the first $200,000; 1.25% above, customarily paid by the buyer; and the clean water surcharge (principal residence) of 0.22% above $200,000, customarily paid by the buyer. Other statewide rates apply in some cases: Property transfer tax (non-principal residence); Property transfer tax (commercial / land); Clean water surcharge; Clean water surcharge (commercial / land).
How much is the transfer tax on a $500,000 home in Vermont?
With no county or city chosen, the transfer tax on a $500,000 sale is about $5,410, customarily paid by the buyer.
How much are seller closing costs in Vermont?
On a $400,000 sale with a 5% commission, estimated seller costs in Vermont come to about $21,025 (5.3% of the price), including $20,000 of commission. Without commission, closing costs are about $1,025. Local taxes, the payoff, and property tax prorations change the final number.
Who pays for title insurance in Vermont?
Buyer pays the owner's policy.
Who handles the closing in Vermont?
Closings are usually handled by an attorney, and an attorney is customarily required at closing.
How are property taxes prorated when selling a home in Vermont?
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 1.75% of value per year. Fiscal year Jul-Jun; bills issued in late summer with installments through the year.
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