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    Maple Sugaring Farm Property Title is generated by Realmo AI

    487 VT Route 15, Underhill, VT 05489

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    For Sale
    $1,250,000

    Turnkey maple sugaring operation with septic approval and certified organic syrup production.

    Type:Land
    Lot size:
    209.00 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 4:17 am

    Property Features for 487 VT Route 15

    General Information

    Standard status
    Active
    Lot size
    209.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Jill Richardson

    Listing agent Jill Richardson

    Listing office RE/MAX North Professionals

    Listing date Jun 1, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX North Professionals

    HighLights

    • 209‑acre private property with WWP for a 4‑bedroom conventional septic system
    • 202‑acre sugarbush with 13,500 taps and room to add 1,000 more (about 73 taps/acre density)
    • Maple sugaring operation with interior roads and collection sites feeding a main sugarhouse for boiling
    • Sugarhouse equipped for syrup production of Certified Organic maple syrup
    • Driveway and power access are in place to the sugarhouse
    • Established trails cross the property with nearby mountains for hiking and skiing/bacountry access

    Overview

    This 209-acre private property includes a turnkey maple sugaring operation centered on a main sugarhouse equipped for boiling. The sugarbush totals 202 acres and is established with 13,500 taps, with room to add up to 1,000 more. The gently sloping terrain and well-established interior roads are designed to support efficient sap collection and forest management. Outbuildings and collection sites feed into the sugarhouse, and the operation produces Certified Organic maple syrup. A WWP is in place for a 4-bedroom conventional septic system, and a driveway plus power access are already established to the sugarhouse.

    The property also offers rural privacy while remaining close to Burlington and Chittenden County amenities. Nearby mountains provide opportunities for hiking, skiing, and backcountry access, and established trails cross the property.

    This offering is well suited for an owner-operator who wants a working maple operation with the infrastructure to produce organic syrup, along with a prepared path for building a future home. It also presents a practical setup for continuing forest and tapping practices, with additional tap capacity available as part of the existing sugarbush plan.
    Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Restaurant Law Firm Building Supply Auto Repair Shop Hair Salon Pharmacy Department Store Food Market HVAC Service Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Underhill
    County
    Chittenden
    State
    Vermont
    Longitude
    -72.9544856
    Latitude
    44.5360956

    Nearby Similar for Sale

    • $1,250,000

      Underhill Land with Sugaring Operation

      209 acres with maple sugaring, ready for your dream home.
      487 VT Route 15, Underhill, VT 05489
      View Details
    • $250,000

      Residential Wooded Building Lot

      2.5-acre wooded lot in an established neighborhood with an approved four-bedroom wastewater permit for a custom home.
      Sugar Hill Road lot: 48, Underhill, VT 05489
      View Details

    FAQs

    What type of property is this?
    Farm - Turnkey maple sugaring operation with septic approval and certified organic syrup production.
    Where is this farm located?
    The property is located at 487 VT Route 15 Underhill, VT.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: 209‑acre private property with WWP for a 4‑bedroom conventional septic system; 202‑acre sugarbush with 13,500 taps and room to add 1,000 more (about 73 taps/acre density); Maple sugaring operation with interior roads and collection sites feeding a main sugarhouse for boiling
    (802) 861-6255
    We can help!
    Listing Contact
    Jill Richardson
    Learn More
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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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    487 VT Route 15, Underhill, VT 05489
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