Orange County, Vermont Land For Sale (10 results)

Traversed by historic stone walls and overlooking a high meadow with uninterrupted pastoral views, this fully reimagined antique farmstead is located on 164 private acres in the rural town of Corinth offering a blend of historic charm, modern comfort and self-sufficiency potential. In a region known for its serene, postcard-worthy hamlets, 706 Dearborn Hill Road includes a mix of gently rolling pastureland, productive grassland, a lovely pond, and mature woodlands ready to explore via existing trails. Fully renovated in 2023, the cheerful, 4-bedroom, 4-bath shingled farmhouse offers panoramic views of New Hampshire's White Mountains to the east and Vermont's Green Mountains to the west. The home carefully preserves period details, including exposed hand-hewn beams, vintage light fixtures, and original heart pine floors throughout. Inside the gourmet kitchen, highlights include butcher block countertops, a large, soapstone double farm sink, and a fully refurbished vintage Garland range and double oven. Gather around the dining room for formal holiday dinners or quiet family gatherings in the gentle glow of the wood-burning fireplace or curl up with a book and a cup of tea in the spacious living room, with its cozy stove, window seat, and built-in bookshelves. A separate charming one-bedroom apartment with private entrance is suitable for rental or to allow use as a multi-generational property. This equestrian-friendly property with multiple outbuildings is equally suited to sustainability with two water sources, an orchard, abundant garden space, and ample wildlife. The farmstead's stocked trout pond or South America brook are ideal for casting a line in the summer months, while its maintained network of trails, including nearby access to the VAST trail, offers year-round opportunities for hiking, riding, Nordic skiing, or snowshoeing. Located 40 minutes from Hanover, New Hampshire and 50 minutes from Montpelier.

Located on both sides of North Road in bucolic West Newbury with 100 acres east and 44.2 acres west, is this classic Vermont hill farm. The 1 story cape, circa 1825, is located above the road on the west side with long range easterly views to the NH Presidential range. The first level includes an entry mudroom, kitchen with fireplace, walk-in pantry, family room, living room, primary bedroom, full bathroom, and 2nd bedroom. Upstairs are 3 additional bedrooms and a bathroom with shower. Attached to the home is a covered entry and single bay storage building. Across the road is an 1800's post and beam bank barn with box stall, workshop, built-in storage cabinets and overhead storage for hay. Next to the barn is a large pasture, used for grazing, that connects to another pasture and woodlands below with tall white pines. Further down on the same side of the road is a third pasture and pond. Outside next to the house, are several perennial beds, a garden area, several mature apple trees, a small hillside field and an old sugar house. North of the house is a 5-acre hayfield. The balance of the land above and west of the house is forested. This property cannot be subdivided, and it is subject to a conservation easement held by the Upper Valley Land Trust. It is being offered and sold as is.

High earning AirB&B investment village! These 5 lots totaling 11.7 +/- acres are located in the beautiful mountains of South Randolph, VT, just minutes from VT I-89. There are three lots each with their own Park Model home, another lot with a fantastic Yurt and quant bath house, and a fifth lot with two RV spaces. All have septic, power, water and highspeed internet. The lot with the RV spots is over 5 acres and includes an open grassy field, pond and garden area making for a wonderful community AirB&B experience. Gross income for the development was (2023 - $125,746 and 2024 $116,914). Plenty of potential to increase income with additional cabins, moving a month-to-month renter to AirB&B and placing cabins on the RV spots. Three additional bedrooms of unused septic capacity is already installed. Current owner outsources his cleaning & communications, doing your own could increase net by over 13K per year. There are two other lots available if you wish to expand income opportunity or build your own home. The seller created this small community and has been running it as rental and AirB&B income property, he is ready to slow down in retirement and ready to travel but is willing to teach new owners the ins and outs of the property. Current state/town permits, surveyed, and utility drawings are available, but there is a boundary modification being made and this will be completed before closing. Future owners may sell these lots individually.

Ayers Brook Goat Dairy, Vermont's marquee goats' milk producer for Vermont Creamery (Land O' Lakes), presents a unique opportunity for dairy farmers looking to diversify and grow in an expanding sector of agriculture. With ten years of trial and error behind them and genomic tested European genetics that are found only at Ayers Brook, the farm is ready for new ownership and ready for expansion. Offerings like this are scarce, and this farm provides any dairy farmer entering the playing field with a considerable head start. Call today to schedule your showing and discuss your offer.

16.16+/- acres ready to go with a small cabin, 450 of river frontage, and a wonderful 1.5+/- acre open field. Easy to access off VT110 and less than 3 hours from much of CT and MA. Chelsea, VT is a small quiet mountain and farm town with several stores, a restaurant, quaint towngreen and very Vermontish. An excellent place to bring your camper with good driveway access to the 1.5 acre open field. Behind the field, the propertyrises first through a pine wood and then into the steeper hardwoods. Cabin has a woodstove and sleeping loft, there is a woodshed and fully functionalouthouse. Plenty of room to build a larger cabin or home in the more elevated part of the property. About 450 of good White River access withexcellent fishing. In the northern corner of the lot, there is a small tributary with a small sandy area perfect for a few chairs. Several apple trees surroundthe field. There is a utility pole on the property with a power line, but it is not hooked up to the cabin. Meadowbrook Lane is maintained for the first 700and then the remaining 1200 is a good woods road drivable by standard vehicle in the summer but not plowed in the winter. Come hunt, shoot, fish,camp, and enjoy your camp fires! Copyright 2025 LandLeader. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Owner Financing Available (see details below). Retreat to this idyllic brookside ranch within the beautiful Upper Connecticut River Valley, less than 7 minutes from town, and equipped with all utilities. Property Overview: Address: 61 Beaver Ln, Newbury, VT 05051 Size: 13 Acres Key Features: Over 1600' of Creek Frontage All Utilities On-Site Private Driveway w/ Cleared Homesite Idyllic Mountain Valley Setting Abundant Wildlife Priced Well Below Market PROPERTY: Discover 13 acres of Vermont's finest countryside near Newbury-a perfect canvas for your residential or recreational dreams. This idyllic property features a mix of cleared spaces and wooded areas, complete with a private driveway leading to a cleared homesite. With over 1,600 feet of serene creek frontage along Peach Brook, you'll enjoy tranquil water views and abundant wildlife right at your doorstep. The land is very buildable, boasting flat to gently rolling terrain, and all essential utilities are available on-site, including power, a well, and a septic system, simplifying the building process. Very light restrictions allow for single-family homes and qualified mobile homes, offering flexibility for your plans. As winter rolls in, you'll be comforted knowing that your driveway is only 393' from the paved Scotch Hollow Road, a major east-west thoroughfare for this area. Nestled in a peaceful and safe neighborhood, the town of Newbury is just 7 minutes down the road and offers a general store, ice cream shop, and a few civic services. You'll find more shopping and dining options, like a Walmart, about 10 minutes farther north in Woodsville, just across the state line. You're also just minutes away from charming recreational attractions like Halls Lake, Wrights Mountain Trailhead, and the Connecticut River, making this an exceptional opportunity to embrace the best of Vermont living. Grab it now at an unbeatable Acretown price. Call, text, or email Scott if you have any questions or would like to make an offer. Property Description Address: 61 Beaver Ln, Newbury, VT 05051 Size: 13 Acres GPS Coordinates: 44.091624, -72.107910 Plat Map/Survey: Available upon request Title: General Warranty deed (clean - no back taxes, no liens) Dimensions: starting at NE corner (bridge) x 1603' S/Se (along brook) x 451' S (along fence line) x 1588' NW x 341' NE x 240' E (along road) to Pob Floodplain: approximately 3.94 acres along creek Wetlands: approximately 1.69 acres, mostly near middle of property Elevation: 664 feet Terrain: flat to gently rolling Condition: mostly cleared, some woods (shed seen in some photos is being removed and is not included in the sale) ACCESS: via driveway connecting to Beaver Lane, with 240 feet of direct frontage on Beaver Lane, a public gravel road Utilities: POWER: on-site power pole WATER: on-site well WASTEWATER: on-site septic system TAXES: $670.13 in 2023 Deed Restrictions: None RESTRICTIONS/ZONING: RR2 - Rural Residential - Single family homes - Mobile homes OK if they meet qualifications - Building plans must be approved by Town of Newbury Development Review Board SCHOOL Districts: Newbury (Elementary), Oxbow (Middle School), Oxbow (High School) NEAREST Cities: Newbury, St. Johnsbury, Burlington NEAREST Airports: Dean Memorial, Boston Logan International Visiting the Property You can go view the property at your convenience - owner does not need to accompany. Please call/text us to let us know you're heading out, so we can (1) confirm its availability, and (2) ensure we have our phone on us in case you need help or have any questions. Driving Directions: Simply enter your starting point to get step-by-step directions. You can navigate to the following GPS Coordinates: 44.091624, -72.107910 Local Attractions Explore the diverse landscapes surrounding Newbury, where natural beauty and recreational opportunities abound. Hall's Pond offers a tranquil setting for fishing and bird watching, just minutes away. Adventurers can hike through the rolling hills and lush forests of Wrights Mountain Trailhead or explore the rugged trails at Devils Den. History enthusiasts will appreciate the Bedell Covered Bridge, a picturesque relic that captures the area's rich heritage. For skiing enthusiasts, Northeast Slopes provides an intimate, family-friendly atmosphere to enjoy winter sports. Conveniently located, the Newbury Village Store is only 7 minutes down the road but for a wider spectrum of shopping needs, Woodsville boasts a Walmart and additional stores. Montpelier, the nearest major city and the state's capitol less than an hour away, enriches the local offerings with its even broader array of cultural, dining, and entertainment options, making this area an ideal blend of pastoral beauty and modern convenience. Owner Financing: We do offer owner financing under the following terms: Owner Financed Price = $99,000 Down Payment = $20,000 Monthly Payment = $1,118.76 Term = 10 years Interest Rate = 10.9% No Pre-Payoff Penalty! We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accommodate that, so just let us know. Making an Offer Call, text, or email Scott if you'd like to discuss an offer. For Sale by Owner: We are investors, selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent. However, if you prefer working with a Realtor, you're welcome to have them contact us on your behalf. Why Are You Selling It So Cheap? We offer properties below market value as our business model involves purchasing properties at a large volume and deeply liquidated rates. This approach allows us to pass discounts to our buyers, enabling quick sales. Our properties typically sell within 2-3 weeks, much faster than the industry average. Disclaimer: We strive to provide detailed, accurate, and up-to-date information in our listings. However, it is the buyer's responsibility to perform their own due diligence and verify details important to them including acreage, utilities, buildability, and approved/allowable usage for the property. We are here to assist in any way we can.

Introduction The ownership is selling their property in two separate parcels, divided by the town line. The +/-60 acre Strafford parcel is well suited to future home development with paved town road frontage and roadside electric service. The +/-220 acre Thetford parcel is well suited to a camp or seasonal off-grid home development with beautiful local views. Both parcels have significant frontage along the West Branch of the Ompompanoosuc River. Both parcels have Restricted Use Areas associated with the reclaimed Elizabeth Copper Mine site. Location The parcels are situated in east central Vermont, 11 miles from the New Hampshire border. The local landscape is dominated by abundant forestland, with small farms in the valleys and widely scattered homes along roads. This area is part of the West Branch of the Ompompanoosuc River watershed, a sizable river that runs along both parcels. The hamlet of South Strafford is 1.7 miles to the northwest and is host to a general store. Norwich, Vermont, located 10 miles to the south, is the closest large town offering the most amenities. Interstate 91 is just east of Norwich, and across the Connecticut River is the Town of Hanover, host of Dartmouth College. Boston is just over a 2 hour drive. Access The land is accessed from New Boston Road, a graveled, town maintained road. There is no electric power along this part of the road. A +/-400 right of way road runs from the town road to the property boundary and gate. From the gate, a gravel road heads into the land in a northern direction for +/-2,325 to the lands open meadow and likely best camp location. From this point, the road continues through the land for another +/-3,950 (this last section of the road will need some maintenance before its drivable again; however, much of the road is graveled & ditched). Site Description The lands primary feature is its nearly 1/2 mile of river frontage at its northern end. Two old woods trails head to the river providing good access to this scenic water resource. Given the lands access, distance to electric power, Restricted Use Area, and opposing solar array, the highest and best use is likely a camp/seasonal home development, recreation, and/or forest management. A meadow at the end of the access road (see maps for location) offers attractive views to the west and north, a prime location to develop a large camp or seasonal home. There is a small woodland pond near the field that contains amphibians such as newts and frogs, and would be used for drinking water by deer and other animals in the forest. Elevations range from 730 along the river to 1,200 near the SE boundary. The terrain is mostly gently sloping, however, with steep terrain along the river. Timber The forest can be considered aesthetically scenic as it has been several decades since forest management has occurred, resulting in a high canopy thats easy to walk through. Generally, on the higher elevation and more level sites, northern hardwood species dominate. On the steeper slopes and along the river, dense hemlock stands are common, with large legacy trees throughout, holding diameters in the 18-24 size class. The hardwood stands have a range of diameters, are fully stocked, and include large legacy stems. The youngest age class was created from harvesting that occurred +/-24 years ago. Solar Lease Portions of the Restricted Area are occupied by a solar project operated by Greenwood Infrastructure, under a lease in which the lease period could remain for an additional +/-42 years. Annual lease income is $1.00. A copy of the lease agreement is available upon request. Restricted Use Area The property is part of the former Elizabeth Copper Mine whose reclamation and stabilization was finalized by the EPA. As part of EPAs reclamation/remedial action plan, the land includes a Restrictive Use Area covering a total of 79 acres as represented on the property maps and survey. This area can not be developed or disturbed in the future per the Grant of Environmental Restrictions, Right of Access, and Easement deed. Copy provided upon request.

Introduction The ownership is selling their property in two separate parcels, divided by the town line. The +/-60 acre Strafford parcel is well suited to future home development with paved town road frontage and roadside electric service. The +/-220 acre Thetford parcel is well suited to a camp or seasonal off-grid home development with beautiful local views. Both parcels have significant frontage along the West Branch of the Ompompanoosuc River. Both parcels have Restricted Use Areas associated with the reclaimed Elizabeth Copper Mine site. Location The parcels are situated in east central Vermont, 11 miles from the New Hampshire border. The local landscape is dominated by abundant forestland, with small farms in the valleys and widely scattered homes along roads. This area is part of the West Branch of the Ompompanoosuc River watershed, a sizable river that runs along both parcels. The hamlet of South Strafford is 1.7 miles to the northwest and is host to a general store. Norwich, Vermont, located 10 miles to the south, is the closest large town offering the most amenities. Interstate 91 is just east of Norwich, and across the Connecticut River is the Town of Hanover, host of Dartmouth College. Boston is just over a 2 hour drive. Access This parcel is located along Mine Road, which is a paved, town-maintained road that runs directly to Route 132 and South Strafford. Mine Road is not highly traveled, so road noise near the property is limited. There is +/-212 of frontage along the east side of the road. The road frontage has a deep drainage ditch along it. The best place to park is near the Fountains Land sign where there is an area of flatter ground. Alternatively, you can park up the road at 181 Mine Road which is the entrance to the solar farm. Park here and walk back to the sign to access the land. From this point, the terrain slopes away from the road and down towards the river. Old woods trails can be found across the parcel, including one that leads to the river. Site Description The land appears to support the construction of a year-round home. The best potential homesite is likely downslope from the road frontage (off the old driveway), about +/-300-400, where terrain levels off and soils appear to support a septic system. A driveway into the land to this location would have to be developed. Electric power runs along the road frontage. The terrain is variable, with some steep slopes in between modestly sloping areas. Elevation ranges from 1,080 along the road frontage to 800 along the river. Copperas Brook flows through the eastern area of the property. Timber The forest resource is scenic and consists of fully stocked stands with maturing trees. Closer to the road, the tree species are primarily pine and hemlock. The remaining majority of acreage supports hardwood species with scattered large diameter hemlocks and pine. The river frontage is scenic and an easy hike from the road frontage. An old foundation exists along the river which likely supported a water pump house associated with the mine operations. An old woods road runs down to this site. The river has a considerable width and can not be crossed by foot during spring or high precipitation periods. Wild brook trout are reportedly common, along with rainbow and brown trout. Restricted Use Area The property is part of the former Elizabeth Copper Mine whose reclamation and stabilization was finalized by the EPA. As part of EPAs reclamation/remedial action plan, the land includes a Restrictive Use Area covering a total of 79 acres as represented on the property maps and survey. This area can not be developed or disturbed in the future per the Grant of Environmental Restrictions, Right of Access, and Easement deed. Copy provided upon request.

The property features opportunities to take over an attractive, long-term investment, which has been well-managed over time for high-quality northern hardwood timber. Potential building sites can also be easily found throughout the land. Notable highlights include: - Managed timber resource, well-positioned for future volume and value growth; - Sugar maple-dominated timber resource worth around $579,300; - Sugarbush management and development potential, owing to 40% stocking of sugar maple and excellent slopes; - Developed internal forest road access; - Desirable location in central Vermont, close to population centers such as Barre and Montpelier, and close to Interstate 91. Location Powder Spring Forest is located in north Topsham, Vermont, a rural town in Orange County mostly consisting of forested acreage, farms, and small homesteads. The town is situated just east of the Green Mountains and west of the Connecticut River Valley, characterized by rolling hillslopes and many rivers, including the Waits, which drains east into the Connecticut River, and the Powder Spring brook, from which this forest gets its name. While Topsham exemplifies the character of rural Vermont, with its peaceful ambiance and quaint rural character, the town and the subject property are easily connected to local population centers and amenities. Vermont Route 25 and U.S. Route 302 serve to connect Topsham with Barre to the northwest (25 miles away), Bradford (12 miles away to the southeast), and St. Johnsbury (31 miles northeast). In Bradford, there is access to Interstate 91, a major travel corridor connecting Vermont to Massachusetts and Canada, and in Barre, there is access to Interstate 89, connecting to major cities and cultural centers of Burlington, VT, and Manchester, NH. Boston, MA, and Hartford, CT, are a 3-hour drive south. Access Legal access to Powder Springs Forest is provided by several modes, including Town Class 3 & 4 roads and private access points. Powder Spring Road provides a point of access to an old woods road that parallels the brook. This former roadway provides sufficient access to the lands extreme eastern slopes as they tilt to the brook. This small region of the forest supports an attractive 35 to 45-year-old sugar maple stand. Sanborn Road offers frontage for a driveway point permitting access to another small section of the forest which slopes to the east. Currier Road is the primary access point to the forest, which leads to a 1,600 section of class 4 road before entering the southern section of the property. Once on the property, a developed internal road runs 2,600 to a log landing which provides access to all of the propertys western higher elevation. Another internal road runs nearly 3,600 to the east and then north, providing functional access to the lands entire eastern half. Both roads can be seen on the property photo maps. Frost Road provides legal Class 4 access to a small section of the northern end of the property. However, this area has traditionally been accessed from the established roads that originate on the southern side of the forest. Site Description The property has been shaped by its former uses, including an intensive period of farming and homesteading going as far back as the late 1700s. Field evidence, such as barn and house stone foundations, stone walls ,and wire fences, covers the propertys landscape, indicating that nearly all of the land was formally used for some form of agricultural activity. Following abandonment in the late 1800s, as the country grew more industrialized, the farmlands were steadily abandoned and allowed to grow back to forest. The property is situated in a generally high-elevation region of Vermont. The land is characterized by several hills, ravines, and drainages which offer aspects in all directions. The southern and eastern-facing hillsides especially would benefit from tree clearing in order to maximize potential views, which would offer vistas of the White Mountains to the east. Elevation ranges from around 1,500 near Powder Springs Road, where the land rises up a prominent hillside (1,900) before falling again to the west, where flatter land contains wetlands and low-lying creeks. Headwater streams of Powder Springs Brook are found here, running through the property heading south. Slope conditions on the property are rolling and moderate overall, and the terrain is easily accessible by foot or via logging equipment during forest management. Timber Timber data in this report are based on a timber inventory conducted in December 2022, with the purpose of establishing Capital Timber Value (CTV) by F&W Forestry Services, the owners forest manager. 91 inventory points were sampled (1 plot per 5.4 acres), covering a 486 X 486 grid using a 15-factor prism. Sampling statistics are 13.4% standard error for sawlog products and +/-7% for all products combined at the 95% confidence interval. Upon applying growth for 1 season at regional FIA data growth rates, the timber data reveal a total sawlog volume of 2,243 MBF (Intl scale) (4.4 MBF/acre), with 6,435 pulpwood cords (13.0 cords/acre). Combined total commercial per acre volume is 18 cords, a figure about average for the region. Stumpage values were assigned to the volumes in May of 2024, producing a property-wide Capital Timber Value (CTV) of $566,100 ($1,143/acre). See the Timber Valuation in this report for details. Species Composition: The species composition is 84% hardwoods and 16% softwoods. Species composition for all products combined is led by sugar maple (44%), followed by yellow birch (12%), white ash (9%), and red maple (8%). Softwood volume mainly consists of spruce/fir (8%) and pine (3%). Scattered red pine is also found in some areas of the forest. The sawlog volume breakdown is led by sugar maple (46%), followed by spruce/fir (14%), and yellow birch (13%), along with small levels of various common associates. The primary species all have benefited from strong historical (and current) markets for their various end products, ensuring the likelihood of robust asset appreciation from stumpage price growth. Stocking and Stem Quality: Stocking is variable due to past timber harvesting, which has targeted various areas of the property. Much of the property is found as mature, even-aged forest, while other acreage has been harvested and is now a less dense overstory growing atop a dense understory. Basal areas in the stands range from 40-120 ft2/ac, and show 69% Acceptable Growing Stock. Sawlog Value/ Management History: Sawlog value is dominated by sugar maple (46%) followed by spruce/fir (14%) and yellow birch (13%), with the small balance held by red maple, white ash, and others. The 2023 forest management plan identifies fifteen forest stands. Most stands have been harvested in the past two decades using a combination of shelterwood, group selection, and overstory removal harvesting. The most recent harvesting on the property occurred in 2018. Diameter Distribution: The diameter distribution indicates a wide range, with strong representation from advanced saplings established during harvesting over the years. Poletimber in the 6-10 diameter range is also well-represented. The diameter distribution clearly shows the results of a managed forestland, with the bulk of the stocking being found in small logs and large poletimber nearing sawlog size. Sugarbush Option The timber data indicates a total of 16,400 potential maple taps from the 9 and greater size classes, with 84% of the taps from sugar maple and the balance red maple. Tap density per acre is variable, ranging from around 20 per acre in previously harvested areas to 60-70 in more dense hardwood stands. Sugaring use would be an excellent additional income source if portions of the property were given over to taps. Electrical power is available a short distance from the property on Currier Road or on the Powder Spring Road, and slopes offer a diverse aspects for multiple setup options.

The property represents an attractive forestland investment, ideally suited for long-term capital timber appreciation. For the family investor seeking a blended asset, the forest also offers unique homesteading opportunities. Notable highlights include: - Historic, long-term management strategy as evidenced by careful silvicultural and capital road improvement activities; - High-quality timber resource dominated by The Maples with Timber Value of $640,500; - Sugarbush opportunity from a considerable sugar maple resource, accounting for 44% of total species composition; - Largely gentle terrain supporting productive soils; - Developed access enabling full property coverage for future forestry activity; - Paved road frontage with electric power and level terrain suitable for homesite development. Location Keenan Brook Forest is located in the rural towns of Groton and Topsham in the east-central region of Vermont. The area is a hilly section of the state between the spine of the Green Mountains to the west and the wide Connecticut River Valley to the east. The region is populated by small villages and hamlets in a working forest landscape. Scattered small farms can be found in most of the valleys. The 26,000-Acre Groton State Forest lies to the northwest of the property. Groton is a small town along the east-west Route 302 corridor that links the capitol city of Montpelier and Interstate 89 with Interstate 91 on the Vermont/New Hampshire border. The Wells River flows through town (a collection of small homes and a few services) on its way to the Connecticut River. More extensive amenities can be found in Saint Johnsbury (30 miles northeast), Barre (21 miles west), or Bradford (24 miles southeast). From the property, Boston, Massachusetts, and Hartford, Connecticut, are both a 3-hour drive southeast and south, respectively. Access Legal access to Keenan Forest is provided by paved town road frontage, class 3 and 4 town roads, and a private internal roadway leading into the heart of the forest. Powder Spring Road provides nearly 3,355' of paved frontage along this town road with electric and telephone service. There are two access points off this road with an established gravel driveway along the southern frontage. A northern driveway, which has not been used in nearly 30 years, enters the land in an area well-matched for future homesite development. Keenan Pond Road offers no useable frontage. However, it does provide the driveway point for the property's internal access road. This gated road runs roughly 6,970' to the land's central area and hosts several forestry landing areas along the way. Well-constructed, with proper culverts and ditching, the road provides the majority of access to the property's forest stands. Annis Road & TH 36 both provide undeveloped but potential access to the land's northern end. However, this section of the forest is fully accessible from the land's internal access road. Site Description The property has been shaped by its former uses, including an intensive period of farming and homesteading going as far back as the late 1700S. Field evidence, such as barn and house stone foundations, stone walls, and wire fences, covers the property's landscape, indicating that nearly all of the land was formally used for some form of agricultural activity. Today, many of the forest stands naturally became established after farming ended on the property in the early 1900S, and reflect the historic property use patterns. Forest stand boundaries are well-defined along stone walls and wire fences, particularly within the pine and most mature sugar maple stands. The property is situated in a generally high-elevation region of Vermont. The prominent ridge that defines the land's southwestern corner features the property's highest point (2,100') and gives rise to Keenan Brook. Flowage largely originates in the forest and runs easterly, bisecting the land and creating a central valley as it runs into Keenan Bog (low point of the property with an elevation of 1,340'). The terrain is dominated by gentle to moderate slopes, well-suited to fully mechanized forest operational equipment. With the exception of Kennan Bog, soils are well-drained with average to above-average productivity. There are two logical homestead development sites, with a lower cost option situated along the paved road frontage opposite state-owned lands and a more private site, further from town services, available midway along the internal access road just before reaching the Groton Town Line. On the second site, the terrain is gentle, and the 1,500' elevation offers attractive views of the forest's central valley. Timber Timber data in this report are based on a timber inventory conducted in December 2022, with the purpose of establishing Capital Timber Value (Ctv) by F&W Forestry Services, the owner's forest manager. 132 inventory points were sampled (1 plot per 4.6 acres), covering a 450' X 450' grid using a 15-factor prism. Sampling statistics are 10.6% standard error for sawlog products and +/-7.7% for all products combined at the 95% confidence interval. Upon applying growth for 1 season at regional FIA data growth rates, the timber data reveal a total sawlog volume of 2,928 MBF International scale (4.2 Mbf/Acre), with 6,662 pulpwood cords (10.8 cords/acre). The combined total commercial per acre volume is 15.5 cords, a figure about average for the region. Stumpage values were assigned to the volumes in July of 2024, producing a property-wide Capital Timber Value (Ctv) of $640,500 ($927/Commercial acre). See the Timber Valuation in this report for details. Species Composition: The species composition is 66% hardwoods and 34% softwoods. Species composition for all products combined is led by sugar maple (26%), followed by red maple (17%), spruce/fir (14%), hemlock (11%), and birches (9%), with miscellaneous softwoods and hardwoods as associates. The sawlog volume breakdown is led by sugar maple (28%), followed by spruce/fir (20%), and white pine (14%), along with small levels of various common associates. The primary species all have benefited from strong historical (and current) markets for their various end products, ensuring the likelihood of robust asset appreciation from stumpage price growth. Stocking and Stem Quality: With the exception of areas harvested in 2008, forest density is generally represented by fully stocked stands. The average Basal Area (Ba) is 68.2 ft2 on 139 stems/acre. Stem quality is above average within all size classes. Sawlog Value/ Thinning History: Sawlog value is dominated by sugar maple (41%), followed by spruce/fir (17%), and red maple (11%), with a small balance held by pine, ash, and others. The 2019 forest management plan identifies three forest stands, of which two are hardwood stands, and one is primarily a spruce/fir stand. All stands were thinned in the early 90's (+/-31 years ago). Stand 2 (hardwood) was also treated in 2008 via thinning and group selection. One third of stand 3 (softwood) was treated in 2008 via patch clearcuts. Diameter Distribution: Average diameter for all products combined is 12.0, while the average sawlog diameter is nearly 13. Average diameter for sugar maple is 13, yellow birch is 14.5, and spruce/fir 10. The diameter distribution indicates a wide range, with strong representation from advanced saplings (established from the thinning 31 years ago), pole growing stock (pre-sawlogs, likely 60 years old), and medium to large sawlogs (75-100 years old). Worthy of note is that 25% of volume from the main hardwood species (maple, yellow birch & cherry) comes from the 5-10 size classes, creating a solid future sawlog crop. Sugarbush Option The timber data indicates 24 taps per acre in the forest, with a total of 14,760 taps on the property. 62% of the taps on the property come from sugar maple. Tap count per acre is variable, but the land is suitable for smaller-scale hobby operations or family sugarbush development that does not cover the entire forest.