# 21 Nickerson Road, Brandon, VT 05733 > **TL;DR:** land, $650,000. Est. $3,477/mo. Listed 53 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 | 53 | ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $3,287 | | Estimated Insurance | $190 | | **Total** | **$3,477** | ## Nearby Schools - **Elementary:** Neshobe Elementary School - **Middle:** Otter Valley UHSD 8 (Rut) - **High:** Otter Valley High School ## 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, bypassing 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 Road, Brandon, VT 05733 - **County:** VT-Rutland - **Coordinates:** 43.788784, -73.077616 - **Google Maps:** https://www.google.com/maps?q=43.788784,-73.077616 ## Listing Agent - **Name:** Curtis Trousdale - **Brokerage:** Preferred Properties - **Phone:** (802) 862-9106 - **Broker Phone:** (802) 862-9106 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/21-Nickerson-Rd_Brandon_VT_05733_M90476-33540?f=listhub&s=NNERENNH&m=5099797&c=propsimple) ## Photos ![21 Nickerson Road - Photo 1](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3310013246r.jpg) ![21 Nickerson Road - Photo 2](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f595557852r.jpg) ![21 Nickerson Road - Photo 3](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3551698930r.jpg) ![21 Nickerson Road - Photo 4](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3622963866r.jpg) ![21 Nickerson Road - Photo 5](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1194619836r.jpg) ![21 Nickerson Road - Photo 6](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f601889400r.jpg) ![21 Nickerson Road - Photo 7](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f441572175r.jpg) ![21 Nickerson Road - Photo 8](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1444185033r.jpg) ![21 Nickerson Road - Photo 9](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3613012445r.jpg) ![21 Nickerson Road - Photo 10](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f4292286438r.jpg) ![21 Nickerson Road - Photo 11](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3556369604r.jpg) ![21 Nickerson Road - Photo 12](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3480163922r.jpg) ![21 Nickerson Road - Photo 13](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2325385096r.jpg) ![21 Nickerson Road - Photo 14](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2493746037r.jpg) ![21 Nickerson Road - Photo 15](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f4268932218r.jpg) ![21 Nickerson Road - Photo 16](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2143392259r.jpg) ![21 Nickerson Road - Photo 17](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3049568209r.jpg) ![21 Nickerson Road - Photo 18](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2005361877r.jpg) ![21 Nickerson Road - Photo 19](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1079171697r.jpg) ![21 Nickerson Road - Photo 20](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f831577670r.jpg) ![21 Nickerson Road - Photo 21](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1628254357r.jpg) ![21 Nickerson Road - Photo 22](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f41707844r.jpg) ![21 Nickerson Road - Photo 23](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2026614157r.jpg) ![21 Nickerson Road - Photo 24](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f543803630r.jpg) ![21 Nickerson Road - Photo 25](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3694434425r.jpg) ![21 Nickerson Road - Photo 26](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3539055622r.jpg) ![21 Nickerson Road - Photo 27](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3739782352r.jpg) ![21 Nickerson Road - Photo 28](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3388703361r.jpg) ![21 Nickerson Road - Photo 29](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f4191233037r.jpg) ![21 Nickerson Road - Photo 30](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f699919328r.jpg) ![21 Nickerson Road - Photo 31](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f4144529848r.jpg) ![21 Nickerson Road - Photo 32](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1010860620r.jpg) ![21 Nickerson Road - Photo 33](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2134537661r.jpg) ![21 Nickerson Road - Photo 34](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f347882349r.jpg) ![21 Nickerson Road - Photo 35](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2686349177r.jpg) ![21 Nickerson Road - Photo 36](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f662330465r.jpg) ![21 Nickerson Road - Photo 37](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2042671443r.jpg) ![21 Nickerson Road - Photo 38](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2824363476r.jpg) ![21 Nickerson Road - Photo 39](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1615387295r.jpg) ![21 Nickerson Road - Photo 40](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1497090594r.jpg) ![21 Nickerson Road - Photo 41](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1283184775r.jpg) ![21 Nickerson Road - Photo 42](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f4161420676r.jpg) ![21 Nickerson Road - Photo 43](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2956221091r.jpg) ![21 Nickerson Road - Photo 44](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f329206901r.jpg) ![21 Nickerson Road - Photo 45](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f190195806r.jpg) ![21 Nickerson Road - Photo 46](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3927675383r.jpg) ![21 Nickerson Road - Photo 47](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2734436117r.jpg) ![21 Nickerson Road - Photo 48](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f17253425r.jpg) ![21 Nickerson Road - Photo 49](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1918643949r.jpg) ![21 Nickerson Road - Photo 50](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2986849471r.jpg) ![21 Nickerson Road - Photo 51](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3990161599r.jpg) ![21 Nickerson Road - Photo 52](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f4171949161r.jpg) ![21 Nickerson Road - Photo 53](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3538163858r.jpg) ![21 Nickerson Road - Photo 54](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2829611819r.jpg) ![21 Nickerson Road - Photo 55](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2466773764r.jpg) ![21 Nickerson Road - Photo 56](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f1076941416r.jpg) ![21 Nickerson Road - Photo 57](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2995399989r.jpg) ![21 Nickerson Road - Photo 58](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2714766852r.jpg) ![21 Nickerson Road - Photo 59](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f3773552274r.jpg) ![21 Nickerson Road - Photo 60](http://lh.rdcpix.com/45fec9dd5318548d206f69aac6c2b485l-f2233743470r.jpg) --- **MLS#:** 5099797 | **Updated:** 2026-08-28 **Source:** listhub *Copyright © 2026 PrimeMLS. 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-road-brandon-vt-05733-5099797) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/21-nickerson-road-brandon-vt-05733-5099797#listing", "url": "https://www.propertysimple.ai/listing/21-nickerson-road-brandon-vt-05733-5099797", "name": "21 Nickerson Road, 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, bypassing 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. 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