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    Lakefront Residential Land Parcel Title is generated by Realmo AI

    481 Hills Point Road, Charlotte, VT 05445

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    Claim this Listing
    For Sale
    $2,495,000

    LAND - Charlotte, VT

    Lot size:
    0.89 Acres
    Added:
    May 29, 2026
    Days on Market:
    8
    Last Refresh:
    Jun 5 at 8:06 am

    Property Features for 481 Hills Point Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    residential
    Standard status
    Active
    Lot size
    0.89 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    22936

    Utilities

    Utilities
    Cable Available
    Sewer type
    Shared Septic
    Water front
    1

    We can help!

    Listing Contact
    Geri Reilly
    Geri Reilly

    Listing agent Geri Reilly

    Listing office Geri Reilly Real Estate 340 Dorset St., South Burlington, VT

    Listing date May 29, 2026

    MLS# 5091643 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

    • Lakefront 0.89‑acre property with 150+ ft of lake frontage and panoramic lake + Adirondack views
    • Shale beach with a gently sloping lawn down to the water, suited for kayaking, paddleboarding, boating, and swimming
    • 4‑bedroom, 2‑bath home with two finished levels available for renovation or rebuilding
    • Utilities include cable available; shared septic noted

    Overview

    This offering includes lakefront residential land featuring panoramic lake and Adirondack views. The property is improved with an existing four-bedroom, two-bath lakefront home that includes two finished levels currently ready for renovation, or the site can be rebuilt. A gently sloping lawn leads to a shale beach along the water, creating direct shoreline access for kayaking, paddleboarding, boating, swimming, and enjoying sunset views.

    The parcel measures approximately 0.89 acres and provides 150+ feet of lake frontage. It is located in the Hills Point neighborhood, with easy access noted to Charlotte Village and Town Beach, as well as the nearby covered bridge. The location also supports convenient commuting to Burlington or Middlebury.

    For buyers, this site can fit renovation-oriented households looking to restore a lakefront home, or developers and builders seeking a residential rebuild opportunity on a high-amenity waterfront setting. The combination of frontage, direct shoreline access, and existing living improvements supports a range of practical residential plans within the stated residential zoning context.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Charlotte
    County
    Chittenden
    State
    Vermont
    Longitude
    -73.28132499
    Latitude
    44.34197

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    FAQs

    What type of property is this?
    Waterfront Land - Residential lakefront parcel with 150+ feet of frontage and shoreline suitable for seasonal water recreation.
    Where is this waterfront land located?
    The property is located at 481 Hills Point Road Charlotte, VT.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: Lakefront 0.89‑acre property with 150+ ft of lake frontage and panoramic lake + Adirondack views; Shale beach with a gently sloping lawn down to the water, suited for kayaking, paddleboarding, boating, and swimming; 4‑bedroom, 2‑bath home with two finished levels available for renovation or rebuilding
    (802) 862-6677
    We can help!
    Listing Contact
    Geri Reilly
    Geri Reilly
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    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.

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