Marketing Your Vermont Home
Professional photography, strategic online presence, and promotional strategies that get your home in front of the right buyers
Marketing Makes the Difference
Even a perfectly prepared and priced home won't sell if buyers don't know about it. Effective marketing creates maximum exposure, attracts qualified buyers, and often results in multiple offers. In today's digital age, 97% of buyers search online, making professional photography and strategic online marketing essential to a successful sale.
Professional Photography: Non-Negotiable
Your listing photos are the single most important marketing element
Why It Matters
- 93% of buyers start their home search online
- Homes with professional photos sell 32% faster
- Professional photos can increase sale price by 3-5%
- First impression happens online, not at showing
What to Expect
- Photographer spends 1-3 hours capturing your home
- Wide-angle lenses show full rooms and space
- HDR photography balances indoor/outdoor light
- Twilight shots showcase exterior ambiance
- Cost: $200-$500 for professional real estate photography
Preparation Tips
- Complete all staging before photo day
- Turn on all lights, including lamps
- Open curtains and blinds for natural light
- Remove vehicles from driveway
- Ensure landscaping is pristine
- Hide trash cans, hoses, and clutter
Never Use Phone Photos
Smartphone photos immediately signal to buyers that you're not serious about marketing your home. They lack the quality, lighting, and composition of professional photos. Buyers associate poor photos with problem properties, even if your home is perfect. The $300-$500 investment in professional photography returns thousands in higher sale price and faster sale time.
MLS Listing Optimization
Your MLS listing feeds all major real estate websites—make it count
Headline/Title
- Include key features: '4BR Colonial with Mountain Views'
- Mention location highlights: 'Walk to Downtown Burlington'
- Note unique features: 'Ski-In/Ski-Out Access'
- Keep under 50 characters for best display
Property Description
- Start with most compelling features
- Use descriptive, emotional language
- Mention Vermont-specific appeals (views, access, land)
- Include recent updates and improvements
- Highlight energy efficiency and systems
- Describe neighborhood and lifestyle
- Note proximity to amenities and attractions
- Keep paragraphs short and scannable
Photo Selection
- Lead with your absolute best exterior shot
- Include 25-40 photos for optimal engagement
- Show every room from best angles
- Include key features: kitchen, master, outdoor spaces
- Add aerial/drone shots if available
- Ensure photos are high-resolution and well-lit
Key Details
- Ensure all fields are complete and accurate
- List every feature and amenity
- Include property disclosures upfront
- Mention heating/cooling systems and costs
- Note well/septic details for rural properties
- Specify acreage and land features
MLS Syndication Power
Your MLS listing automatically syndicates to Zillow, Realtor.com, Trulia, Redfin, and hundreds of other sites within hours. This is why getting your MLS listing perfect is crucial—it's the single source of truth for most of your online marketing. Any errors or omissions will appear everywhere your listing appears.
Online Marketing and Social Media
Multi-channel digital marketing to maximize exposure
Real Estate Websites
Zillow, Realtor.com, Trulia automatically pull from MLS
- Claim your listing to add details and respond to inquiries
- Monitor for accuracy and update as needed
- Engage with comments and questions promptly
- Ensure photos and description are optimized
Social Media
Facebook, Instagram for visual storytelling
- Share listing on Facebook with local community groups
- Post Instagram Stories with home highlights
- Use relevant hashtags: #VermontRealEstate #VTHomes
- Create Facebook event for open houses
- Encourage shares from friends and family
- Consider paid Facebook/Instagram ads for targeted reach
Agent's Network
Leverage your agent's professional connections
- Email blast to local agent database
- Share in MLS agent-only remarks
- Promote at broker meetings and events
- Offer buyer agent bonuses if appropriate
- Network with agents who have buyers seeking your features
Google Search
Ensure your home appears in local searches
- Optimize listing with local keywords
- Create property-specific webpage with your agent
- Ensure Google Maps shows property accurately
- Encourage reviews of your agent/agency
Social Media Amplification
Ask friends, family, and neighbors to share your listing on social media. Their networks may include your perfect buyer. Make it easy by providing:
- • Direct link to your listing
- • Best photos to share
- • Suggested caption highlighting key features
- • Relevant hashtags for your area
Open Houses and Private Showings
Strategic in-person marketing opportunities
Traditional Open House
Weekend afternoons (1-3 PM)Benefits:
- Attracts local buyers and neighbors
- Creates sense of urgency with multiple viewers
- Convenient for buyers to drop in without appointment
Best Practices:
- Advertise on MLS, social media, and signage
- Ensure home is immaculately clean and staged
- Provide refreshments and listing information
- Gather visitor information for follow-up
- Remove valuables and personal items
Broker's Open House
Weekday lunch hoursBenefits:
- Exposes home to all local real estate agents
- Agents preview for their buyer clients
- Generates agent-to-agent buzz
Best Practices:
- Provide lunch or appetizers for agents
- Prepare agent packets with details and disclosures
- Highlight features agents should know
- Ask for feedback from attending agents
Private Showings
By appointment, any day/timeBenefits:
- Personalized attention for serious buyers
- Flexible scheduling for buyer convenience
- Better control of home presentation
Best Practices:
- Keep home show-ready at all times
- Vacate during showings when possible
- Maintain comfortable temperature
- Leave lights on and music off
- Secure pets and remove from home
Signage and Print Materials
Traditional marketing still matters for local buyers
| Marketing Item | Importance | Details & Usage |
|---|---|---|
| Yard Sign | Critical | Professional 'For Sale' sign with agent contact info. Add rider signs for 'Open House' or 'Price Reduced' as needed. |
| Directional Signs | High for Open Houses | Place at key intersections directing buyers to your property during open houses. |
| Property Brochures | Medium | Full-color flyer boxes at property with listing details, photos, and features. |
| Feature Cards | Medium | Small cards highlighting key property features placed throughout home during showings. |
| Coming Soon Sign | Optional | Pre-listing buzz builder, but ensure you can follow through with listing date. |
Local Marketing Still Works
While most buyers search online, yard signs and local marketing capture neighborhood buyers and drive-by traffic. In Vermont, many buyers specifically drive neighborhoods they're interested in. A professional yard sign with clean design and easy-to-read contact information is essential. Studies show homes with yard signs sell faster than those without.
Video Tours and 3D Walkthroughs
Immersive experiences that engage buyers and set you apart
Standard Video Tour
Professionally shot walk-through with smooth transitions
- Shows flow and layout of home
- Engages viewers longer than photos alone
- Shareable on YouTube, social media, listing sites
3D Virtual Tour
Matterport or similar interactive 3D walkthrough
- Buyers can explore at their own pace
- Provides dollhouse view and floor plan
- Especially valuable for out-of-state buyers
- Sets listing apart from competition
Drone/Aerial Video
Aerial footage of property and surroundings
- Showcases land, acreage, and views
- Highlights property in relation to attractions
- Dramatic and memorable footage
- Essential for Vermont properties with land
Lifestyle Video
Cinematic video telling story of living in the home
- Emotional connection with buyers
- Showcases lifestyle and neighborhood
- Highlights seasonal Vermont living
- Premium marketing for luxury properties
Video Marketing ROI
Listings with video receive 403% more inquiries than those without. Video is especially important for Vermont properties attracting out-of-state buyers who can't easily visit in person. A 3D virtual tour allows serious buyers to pre-qualify your home before making the trip, ensuring showings are with genuinely interested prospects. For properties over $500K, video and 3D tours are becoming expected, not optional.
Target Marketing Strategies
Reach the right buyers with tailored messaging
Geographic Targeting
Focus marketing on areas where your likely buyers live
Examples:
- Urban Vermont properties: Market to Boston, NYC, Connecticut
- Ski homes: Target major Northeast metro areas
- Lakefront: Advertise in out-of-state lakefront publications
- Retirement properties: Market to active adult communities
Demographic Targeting
Tailor messaging to your ideal buyer profile
Examples:
- First-time buyers: Emphasize affordability, low maintenance
- Families: Highlight schools, yard, neighborhood safety
- Empty nesters: Focus on single-floor living, low maintenance
- Remote workers: Emphasize home office space, internet quality
Lifestyle Marketing
Sell the Vermont lifestyle, not just the house
Examples:
- Ski enthusiasts: Emphasize resort access and winter recreation
- Outdoor lovers: Highlight hiking, biking, nature access
- Farmers market types: Feature local food, community feel
- Artists/creatives: Showcase studio space, community, inspiration
Vermont-Specific Marketing Channels
Tap into Vermont's unique buyer markets
Vermont-Specific Sites
- Vermont Living Magazine online classifieds
- Seven Days marketplace (for Chittenden County)
- Local town websites and community boards
- Vermont Vacation Home Rental sites (for second homes)
Resort Communities
- Stowe, Killington, Okemo resort bulletin boards
- Ski resort email newsletters and social media
- Mountain resort real estate offices
- Vacation rental owner groups (for investment properties)
Local Publications
- Local newspaper real estate sections
- Community newsletters and magazines
- Chamber of Commerce communications
- Homeowners association communications
Luxury Marketing
- Unique Homes magazine for high-end properties
- Mansion Global for luxury Vermont estates
- Luxury portfolio marketing for $1M+ homes
- Country estate specialists and publications
Vermont's Out-of-State Buyer Market
Over 40% of Vermont home buyers come from out of state, primarily from Massachusetts, New York, Connecticut, and metropolitan areas seeking second homes or relocations. Effective marketing targets these geographic areas through online ads, partnerships with out-of-state agents, and presence on second-home and vacation property websites. Your agent should have strategies specifically for reaching these buyers.
Marketing Timeline
When to deploy different marketing strategies
1 Week Before Listing
- Schedule professional photography
- Prepare property for photos (stage, clean)
- Install yard sign with 'Coming Soon' rider
- Tease listing on social media
Listing Day
- MLS listing goes live
- Email blast to agent network
- Post on all social media platforms
- Share listing link with friends and family
- Activate yard sign and brochure box
First Weekend
- Schedule broker's open house (if applicable)
- Host public open house
- Monitor showing activity and feedback
- Respond promptly to all inquiries
Week 2-3
- Boost social media posts to reach wider audience
- Send follow-up to agents who showed property
- Analyze showing feedback and adjust if needed
- Consider additional open houses if needed
Week 4+
- Refresh online listings with new photos if available
- Consider price adjustment if little interest
- Try different marketing angles or messages
- Evaluate marketing strategy with your agent
Ready to Market Your Vermont Home?
Our comprehensive marketing strategy combines professional photography, targeted online advertising, and proven promotional tactics to get your home maximum exposure and the best price.