# 21 Nickerson Rd, Brandon, VT 05733 > **TL;DR:** land, $650,000. Est. $3,477/mo. Listed 78 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $650,000 | | Lot Size | 1,481,040 sqft (34.00 acres) | | Property Type | Land (Other) | | Status | Active | | Days on Market | 78 | ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $3,287 | | Estimated Insurance | $190 | | **Total** | **$3,477** | ## Property Highlights - 34.00 acre lot ## Description ### Agent Description Discover a remarkable 34+/- acre parcel of land in Brandon, VT, offering an exceptional opportunity for a sprawling individual homesite or a lucrative subdivision. Strategically positioned between the Middlebury and Rutland employment corridors, this property boasts breathtaking mountain views to the west and southeast, alongside a versatile mixture of open fields and wooded terrain. While it is perfect for a singular executive estate, local zoning allows for 1/5th acre lots, providing massive subdivision potential. Smaller developers can comfortably plan a 9-lot subdivision to avoid Act 250 jurisdiction altogether, though the property is in process to be classified as Tier-1B with relaxed permitting requirements for larger buildouts. Best of all, municipal water and sewer are available right at the frontage, with allocation letters confirming ample capacity. Power and high-speed internet are also easily accessible. Access is efficiently routed via Carver St or Nickerson Rd, by passing the need for a state highway permit. The quintessential town of Brandon - fondly known as ""the Art and Soul of Vermont"" - features a beautifully revitalized downtown with art galleries, boutique shopping, a small market, a community health center, and an impressive culinary scene spanning from casual bites to fine dining. Town officials are enthusiastic and highly supportive of mixed-use or housing development. The seller is encouraging all offers and opportunities, eager to help make this site a thriving, valuable addition to the community. ## Location - **Address:** 21 Nickerson Rd, Brandon, VT 05733 - **County:** Rutland - **Coordinates:** 43.788446, -73.077717 - **Google Maps:** https://www.google.com/maps?q=43.788446,-73.077717 ## Listing Agent - **Name:** Curtis Trousdale - **Brokerage:** Preferred Properties - **Phone:** 802-233-5589 - **Broker Phone:** 802-233-5589 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/21-Nickerson-Rd_Brandon_VT_05733_M90476-33540?f=listhub&s=NYSMLS&m=11555554&c=propsimple) ## Photos ![21 Nickerson Rd - Photo 1](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f16397829r.jpg) ![21 Nickerson Rd - Photo 2](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f923153503r.jpg) ![21 Nickerson Rd - Photo 3](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f403888919r.jpg) ![21 Nickerson Rd - Photo 4](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f1796157260r.jpg) ![21 Nickerson Rd - Photo 5](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f456925279r.jpg) ![21 Nickerson Rd - Photo 6](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f1484229212r.jpg) ![21 Nickerson Rd - Photo 7](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3207949366r.jpg) ![21 Nickerson Rd - Photo 8](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f630222331r.jpg) ![21 Nickerson Rd - Photo 9](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f726238807r.jpg) ![21 Nickerson Rd - Photo 10](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f1749229738r.jpg) ![21 Nickerson Rd - Photo 11](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2722494369r.jpg) ![21 Nickerson Rd - Photo 12](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f309011237r.jpg) ![21 Nickerson Rd - Photo 13](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2448192932r.jpg) ![21 Nickerson Rd - Photo 14](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2087055905r.jpg) ![21 Nickerson Rd - Photo 15](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f925358684r.jpg) ![21 Nickerson Rd - Photo 16](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3406288445r.jpg) ![21 Nickerson Rd - Photo 17](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3403506433r.jpg) ![21 Nickerson Rd - Photo 18](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f4072756542r.jpg) ![21 Nickerson Rd - Photo 19](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2344473757r.jpg) ![21 Nickerson Rd - Photo 20](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3626638792r.jpg) ![21 Nickerson Rd - Photo 21](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3845165081r.jpg) ![21 Nickerson Rd - Photo 22](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2453889739r.jpg) ![21 Nickerson Rd - Photo 23](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f1970469489r.jpg) ![21 Nickerson Rd - Photo 24](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2737779570r.jpg) ![21 Nickerson Rd - Photo 25](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2335078872r.jpg) ![21 Nickerson Rd - Photo 26](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f1904816927r.jpg) ![21 Nickerson Rd - Photo 27](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2079840525r.jpg) ![21 Nickerson Rd - Photo 28](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3613601942r.jpg) ![21 Nickerson Rd - Photo 29](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3671564653r.jpg) ![21 Nickerson Rd - Photo 30](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f1711324836r.jpg) ![21 Nickerson Rd - Photo 31](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f3116754633r.jpg) ![21 Nickerson Rd - Photo 32](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f2131372451r.jpg) ![21 Nickerson Rd - Photo 33](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f730080619r.jpg) ![21 Nickerson Rd - Photo 34](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f4249836199r.jpg) ![21 Nickerson Rd - Photo 35](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f4280633758r.jpg) ![21 Nickerson Rd - Photo 36](http://lh.rdcpix.com/0e9ac41ae7a5f50be2c9e5a941703a1cl-f1509892346r.jpg) --- **MLS#:** 11555554 | **Updated:** 2026-09-22 **Source:** listhub *Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://www.propertysimple.ai/listing/21-nickerson-rd-brandon-vt-05733-11555554) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/21-nickerson-rd-brandon-vt-05733-11555554#listing", "url": "https://www.propertysimple.ai/listing/21-nickerson-rd-brandon-vt-05733-11555554", "name": "21 Nickerson Rd, Brandon, VT 05733", "description": "Discover a remarkable 34+/- acre parcel of land in Brandon, VT, offering an exceptional opportunity for a sprawling individual homesite or a lucrative subdivision. Strategically positioned between the Middlebury and Rutland employment corridors, this property boasts breathtaking mountain views to the west and southeast, alongside a versatile mixture of open fields and wooded terrain. While it is perfect for a singular executive estate, local zoning allows for 1/5th acre lots, providing massive subdivision potential. Smaller developers can comfortably plan a 9-lot subdivision to avoid Act 250 jurisdiction altogether, though the property is in process to be classified as Tier-1B with relaxed permitting requirements for larger buildouts. Best of all, municipal water and sewer are available right at the frontage, with allocation letters confirming ample capacity. Power and high-speed internet are also easily accessible. Access is efficiently routed via Carver St or Nickerson Rd, by passing the need for a state highway permit. The quintessential town of Brandon - fondly known as \"\"the Art and Soul of Vermont\"\" - features a beautifully revitalized downtown with art galleries, boutique shopping, a small market, a community health center, and an impressive culinary scene spanning from casual bites to fine dining. 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