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    Wooded Waterfront Recreation Land Title is generated by Realmo AI

    911 Waterman Road, Royalton, VT 05068

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    For Sale
    $349,000

    LAND - Royalton, VT

    Lot size:
    60.00 Acres
    Added:
    Oct 24, 2025
    Days on Market:
    224
    Last Refresh:
    Jun 4 at 5:06 am

    Property Features for 911 Waterman Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    60.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3199

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed
    Water source
    Well Needed
    Water front
    1

    We can help!

    Listing Contact
    Marni Rieger

    Listing agent Marni Rieger

    Listing office KW Vermont-Killington 1995 US Route 4., South Burlington, VT

    Listing date Oct 24, 2025

    MLS# 5067114 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

    • 60‑acre parcel that is beautifully wooded with mountain view potential
    • Extensive walking trails throughout the property
    • VAST snowmobile trails run through the property
    • Backside of the land abuts the Second Branch of the White River
    • Utilities: cable available; water well and septic system needed (land has never been percd for septic)
    • Close to VT Law School (minutes away); about 30 minutes to Killington Mountain Resort and Dartmouth Medical Center & Dartmouth College

    Overview

    This 60-acre parcel is wooded and includes extensive walking trails throughout the property. The land is described as having mountain view potential, with the VAST Snowmobile Trails running through the property. At the rear, the parcel abuts the Second Branch of the White River, creating a natural boundary and water-adjacent setting. The property has never been perc’d for septic, which is an important consideration for any site development planning.

    The parcel is located in Royalton, Vermont, at 911 Waterman Road. It is positioned minutes to the VT Law School, and is described as about 30 minutes to Killington Mountain Resort and about 30 minutes to both Dartmouth Medical Center and Dartmouth College.

    For buyers and operators looking for recreational land, this property’s trail network and snowmobile access through the VAST system are practical features to evaluate. For private owners, the wooded acreage and river adjacency offer a setting for a personal retreat, subject to feasibility of any intended development given that septic perc testing has not been completed. Because development options are not established in the information provided, buyers should confirm what uses may be feasible before proceeding.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Law Firm Kitchen & Bath Showroom Storage Facility Car Rental Facility Pet Store Pet Store & Service (Bike/Boat/Book/etc) Store Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Royalton
    County
    Windsor
    State
    Vermont
    Longitude
    -72.5889789
    Latitude
    43.8380068

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    FAQs

    What type of property is this?
    Waterfront Land - 60-acre parcel with extensive trails, river abutting access, and undeveloped septic history for flexible planning.
    Where is this waterfront land located?
    The property is located at 911 Waterman Road Royalton, VT.
    What is the asking price?
    The asking price for this property is $349,000.
    What are key features of this property?
    This property features: 60‑acre parcel that is beautifully wooded with mountain view potential; Extensive walking trails throughout the property; VAST snowmobile trails run through the property
    (802) 654-8500
    We can help!
    Listing Contact
    Marni Rieger
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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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