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Barnard, Vermont Real Estate Market Report - Full Year, 2021



The Barnard, Vermont real estate market experienced another highly productive year in sales of single-family homes in 2021, matching its record mark of thirty-four (34) sales set in 2020. As of December 31, there was one (1) additional single-family home active under contract and likely to close within the coming months. On average, homes spent just 1.7 months on the market prior to sale, down from 8.46 in 2020 to its lowest duration by far in history.


Snyder Donegan was pleased to assist fourteen (14) buyers and sellers of all closed Barnard transactions, including the highest priced individual home sale of 2021, 182 North Road at $1.3 million.


After two years of record-breaking sales, however, there is now an historically low level of available inventory in the market. As of December 31, there were just three (3) single-family homes actively listed, down from eight (8) in 2020 and from twenty-six (26) in 2019 to its lowest count since Snyder Donegan began compiling this statistic. Considering this, the Barnard market will require a significant infusion of new listings to meet continued high buying demand in the area.



The Greater Woodstock Vermont market area (Barnard, Bridgewater, Hartland, Plymouth, Pomfret, Quechee, Reading, West Windsor, Woodstock) had another banner year in 2021 with 345 sales of single-family homes. Because of declining inventory, this was down 12% from 2021 but still at its second-highest mark of all time. Individually, the towns of Barnard and Woodstock matched their all-time sales records of thirty-four (34) and eighty-five (85), respectively, while Bridgewater and Reading broke their previous sales records with twenty-five (25) and twenty-two (22). Of the 345 homes sold in the GWA, buyers paid at or above a seller’s asking price in 186 of the transactions, with the average price hitting a record-high $569,659.


After two years of unprecedented market action, it stands to reason that the market is now significantly lacking in available inventory. As of December 31, 2021, there were just twenty-two (22) actively listed single-family homes on the MLS in the Greater Woodstock area, down 68% from the same time in 2021 and a down a staggering 85% from pre-pandemic 2019. Of the 22 active listings, thirteen (13) were priced over $1 million, making the average price of available homes $1,815,295.


As with the rest of the market, buying activity in the luxury market in the Greater Woodstock market area was very strong in 2021, with thirty-five (35) sales of homes over $1 million, a total second only to 2020’s thirty-eight (38) luxury sales. Snyder Donegan was pleased to represent fifteen (15) of the buyers and/or sellers of those luxury properties– including the highest priced sales in Barnard (182 North Road –$1.3 million), Hartland (32 Horton Hill Road –$1.8 million), and Woodstock (2574 Garvin Hill Road –$2.5125 million) – underscoring our company’s success with transactions in the luxury market.



  • 34 SOLD single-family homes
    • Average Price: $474,765
    • Median Price: $390,500
    • Total Volume: $16,142,000
    • Average Negotiating Discount: -1.41%
    • Average Days on the Market: 50.9
  • 1 ACTIVE UNDER CONTRACT/PENDING single-family home
    • Average Price: $2,495,000
    • Median Price: $2,495,000
    • Average Days on the Market: 133
  • 3 ACTIVELY LISTED single-family homes
    • Average Price: $1,821,333
    • Median Price: $1,995,000
    • Average Days on the Market: 89.7


Charts illustrating portions of the above Barnard information can be found below, followed by a complete list of the thirty-four (34) properties that closed during the full year of 2021.

A list of all 34 homes that sold/closed in Barnard during FY 2020 is below.


8342 VT Route 12, Barnard, VT


4828 Stage Road, Barnard, VT


2357 Chateauguay Road, Barnard, VT


681 Rhoades Hill, Barnard, VT


295 Old Stage Coach Road, Barnard, VT


9393 VT Route 12, Barnard, VT


1562 Mount Hunger Road, Barnard, VT


990 Old Mount Hunger Road, Barnard, VT


2458 VT Route 12, Barnard, VT


3376 Stage Road, Barnard, VT


98 East Barnard Road, Barnard, VT


133 Cowdrey Outlook, Barnard, VT


9845 VT Route 12, Barnard, VT


1775 North Road, Barnard, VT


6871 VT Route 12, Barnard, VT


125 Sugarhouse Hill Road, Barnard, VT


3647 Royalton Turnpike Road, Barnard, VT


72 Adam Road, Barnard, VT


1080 West Road, Barnard, VT


218 Harlow Lane, Barnard, VT


21 Sugar House Hill Road, Barnard, VT


74 Davis Road, Barnard, VT


10839 VT Route 12, Barnard, VT


2504 VT Route 12, Barnard, VT


26 Hickey Lane, Barnard, VT


9774 VT Route 12, Barnard, VT


2317 North Road, Barnard, VT


2986 Webster Hill Road, Barnard, VT


3759 Royalton Turnpike Road, Barnard, VT


411 Bennett Road, Barnard, VT


578 Masterson Road, Barnard, VT


762 Royalton Turnpike, Barnard, VT


472 Greengate Road, Barnard, VT


182 North Road, Barnard, VT





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