Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    127 Acres Near Okemo Mountain Title is generated by Realmo AI

    85 Pallottas Hill, Ludlow, VT 05149

    View on Map
    Claim this Listing
    For Sale
    $4,500,000

    Land - Ludlow, VT

    Property size:
    3,150 SF
    Lot size:
    127.00 Acres
    Price / SF:
    $1,428/SF
    Added:
    Sep 29, 2025
    Days on Market:
    249
    Last Refresh:
    Jun 4 at 9:06 pm

    Property Features for 85 Pallottas Hill

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Mixed
    Standard status
    Active
    Size
    3,150 SF
    Lot size
    127.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    16656.28

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Frank Provance

    Listing agent Frank Provance

    Listing office Diamond Realty 101 Main Street, Ludlow, VT

    Listing date Sep 29, 2025

    MLS# 5063615 Listing URL

    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.

    HighLights

    • 127‑acre parcel prime for development at the base of Okemo Mountain
    • Preliminary engineering, structural work, and surveys are complete
    • Zoned for residential use, suitable for condos, estate homes, or a resort
    • Updated 3150 sq ft, 4‑bedroom house with bonus rooms and barn is move‑in ready
    • Mix of open meadows, wooded trails, and panoramic mountain views
    • Owner financing available

    Overview

    This 127-acre parcel, located near Okemo Mountain and just 2 minutes from downtown Ludlow, presents a development opportunity. Preliminary engineering, structural work, and surveys have been completed. The property is zoned for residential use and features a mix of open meadows, wooded trails, and panoramic mountain views. The updated 3150 square foot house includes 4 bedrooms with bonus rooms and a barn. The property is suitable for large-scale planning while maintaining privacy, natural beauty, and year-round access to recreation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ludlow
    County
    Windsor
    State
    Vermont
    Longitude
    -72.7135368
    Latitude
    43.3874213

    Nearby Similar for Sale

    • $475,000
      2,056 SF

      Three-Unit Residential Income Property

      Three apartments with separately metered utilities offer flexible ownership and management options in Ludlow’s village setting.
      57 Pleasant Street, Ludlow, VT 05149
      View Details
    • $1,250,000

      Cleared Village Lot in Ludlow

      Prime village lot near shops, dining, and Okemo Mountain.
      130 Main Street, Ludlow, VT 05149
      View Details
    • $1,250,000

      Cleared Village Development Lot

      Cleared Main Street lot in Ludlow with town site plan and conditional use approvals for mixed-use development.
      130 Main Street, Ludlow, VT 05149
      View Details
    • $450,000

      Main Street Commercial Opportunity, Ludlow

      Blank canvas with Village/Residential zoning on Ludlow's Main Street.
      8 Main Street, Ludlow, VT 05149
      View Details
    • $149,900

      Village Building Lot on Cul-de-Sac

      Level village lot with town water and sewer available, located at the end of a new cul-de-sac near Okemo.
      Prospect Street lot: 3, Ludlow, VT 05149
      View Details
    • $149,000

      Land Parcel with Lake Access

      Undeveloped land parcel with lake access and proximity to Okemo.
      00 Raymond Road, Ludlow, VT 05149
      View Details
    • $525,000

      Ludlow Village Multifamily Investment

      Three-unit property near Okemo Mountain Resort with income potential.
      11 Pleasant St, Ludlow, VT 05149
      View Details
    • $750,000

      Residential Lot in Mountain Recreation

      Build a custom home on a mountain recreation zoned lot with access to SouthFace Village amenities including pool, hot tub, and fitness.
      Timber Creek Road lot: 1, Ludlow, VT 05149
      View Details
    • $250,000

      Mountain View Residential Land Parcel

      Residentially zoned 5.65-acre parcel with a state-issued 5-bedroom wastewater permit and mountain-view setting near Okemo.
      Lot 9 Rod & Gun Club Road, Ludlow, VT 05149
      View Details
    • $250,000

      Residential Land Parcel With Wastewater Permit

      Buildable residential parcel with mountain views and a state-issued 5-bedroom wastewater permit already in place.
      Lot 8 Rod & Gun Club Road, Ludlow, VT 05149
      View Details
    • $1,250,000

      Cleared Village Lot Opportunity

      Prime village lot with approvals in place for development.
      130 Main St, Ludlow, VT 05149
      View Details
    • $749,000
      6,000 SF

      Ludlow Village Multifamily Property

      Commercial property with apartments and garage in Ludlow Village.
      23-25 Depot Street, Ludlow, VT 05149
      View Details

    FAQs

    What type of property is this?
    Land - 127-acre parcel near Okemo Mountain, suitable for development.
    Where is this land located?
    The property is located at 85 Pallottas Hill Ludlow, VT.
    What is the asking price?
    The asking price for this property is $4,500,000.
    What are key features of this property?
    This property features: 127‑acre parcel prime for development at the base of Okemo Mountain; Preliminary engineering, structural work, and surveys are complete; Zoned for residential use, suitable for condos, estate homes, or a resort
    (802) 228-1234
    We can help!
    Listing Contact
    Frank Provance
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    85 Pallottas Hill, Ludlow, VT 05149
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!