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    Wooded Recreational Land Parcel Title is generated by Realmo AI

    Head of the Pond Road, Brighton, VT 05846

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    Claim this Listing
    For Sale
    $299,900

    LAND - Brighton, VT

    Lot size:
    181.62 Acres
    Added:
    Jan 22, 2026
    Days on Market:
    134
    Last Refresh:
    Jun 5 at 9:06 am

    Property Features for Head of the Pond Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Misc
    Standard status
    Active
    Lot size
    181.62 Acres

    We can help!

    Listing Contact
    Kimberlie Hamel

    Listing agent Kimberlie Hamel

    Listing office RE/MAX Northern Edge Realty/Colebrook 114 Main Street., Berlin, VT

    Listing date Jan 22, 2026

    MLS# 5074690 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

    • 181.62+/- acre wooded parcel in Vermont’s Northern Kingdom
    • Gently rolling terrain with mature forest
    • Expansive frontage with a secluded setting
    • Property abuts other large parcels
    • Located close to trail systems for year‑round recreation

    Overview

    This offering is a wooded land parcel of 181.62+/- acres in Brighton, VT, featuring gently rolling terrain and mature forest. The property includes expansive frontage and sits within a quiet, unspoiled setting. The parcel also abuts other large tracts of land, which supports a more private feel and helps preserve the surrounding landscape. Zoning is listed as “Misc.”

    The land is located on Head of the Pond Road in Brighton, within Essex County, Vermont. Public remarks indicate the property is close to trail systems for year-round recreation, making it a practical choice for buyers seeking outdoor access directly from their property. The surrounding area is described as Northern Kingdom countryside with other large parcels nearby.

    For buyers, this property fits a range of land-use directions based on the physical character described: it may work for a private estate or recreational retreat where the existing wooded setting can be maintained. It is also presented as suitable for long-term conservation and for those interested in a timberland-oriented holding. Because the asset is undeveloped land, prospective buyers will typically focus on access, intended use, and how the wooded terrain supports their planned activities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Brighton
    County
    Essex
    State
    Vermont
    Longitude
    -71.8303837
    Latitude
    44.7886188

    Nearby Similar for Sale

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    • $2,295,000
      24,908 SF

      Hardware Store with Rental Income

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    FAQs

    What type of property is this?
    Recreation land - Gently rolling, mature wooded acreage near trail systems, suited for recreation, conservation, or a private estate site.
    Where is this recreation land located?
    The property is located at Head of the Pond Road Brighton, VT.
    What is the asking price?
    The asking price for this property is $299,900.
    What are key features of this property?
    This property features: 181.62+/- acre wooded parcel in Vermont’s Northern Kingdom; Gently rolling terrain with mature forest; Expansive frontage with a secluded setting
    (603) 752-0003
    We can help!
    Listing Contact
    Kimberlie Hamel
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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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