READING MARKET AREA
The Reading, Vermont real estate market saw a record-breaking twenty-two (22) sales of single-family homes in 2021, narrowly edging the previous record of twenty-one (21) sales set in 2018. As of December 31, there were an additional two (2) homes active under contract or pending and likely to close within the coming months.
On nearly every statistical level, 2021 was Reading’s most successful year on record. In additional to total sales, the average price of sold homes jumped to a record-high $414,280, leading to a record-high total dollar volume of $9,114,150.
Following two unusually productive years in the market, however, inventory in Reading reached an all-time low as of December 31, with just two (2) single-family homes actively listed. Though we remain optimistic about the 2021 market, Reading will need a considerable infusion of new listings to keep up with what we expect to be continued strong buyer demand.
GREATER WOODSTOCK MARKET 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.
READING FY 2021 BY THE NUMBERS
- 22 SOLD single-family homes
- Average Price: $414,280
- Median Price: $285,500
- Total Volume: $9,114,150
- Average Negotiating Discount: -1.25%
- Average Days on the Market: 173.6
- 2 ACTIVE UNDER CONTRACT/PENDING single-family homes
- Average Price: $474,000
- Median Price: $474,000
- Average Days on the Market: 39.5
- 2 ACTIVELY LISTED single-family homes
- Average Price: $691,000
- Median Price: $691,000
- Average Days on the Market: 93
Charts illustrating portions of the above information can be found below, followed by a complete list of all 22 of the single-family homes that sold in Reading in FY 2021.
A list of all 22 single-family homes that sold/closed in Reading during FY 2021 is below.
| 3263 Tyson Road, Reading, VT | $59,900 |
| 1838 Brown Schoolhouse Road, Reading, VT | $85,000 |
| 763 Route 106, Reading, VT | $137,000 |
| 98 Tyson Road, Reading, VT | $160,000 |
| 2774 Brown Schoolhouse Road, Reading, VT | $175,000 |
| 264 Grasshopper Lane, Reading, VT | $177,500 |
| 975 Route 106, Reading, VT | $195,000 |
| 1324 Route 106, Reading, VT | $195,000 |
| 108 Park Circle, Reading, VT | $238,000 |
| 688 Town Hill Road, Reading, VT | $268,500 |
| 334 Malagash Road, Reading, VT | $270,000 |
| 656 VT ROUTE 106, Reading, VT | $301,000 |
| 3268 Brown Schoolhouse Road, Reading, VT | $350,000 |
| 718 Tattle Street, Reading, VT | $391,000 |
| 1470 Twenty Mile Stream Road, Reading, VT | $399,000 |
| 6182 Tyson Road, Reading, VT | $489,000 |
| 410 Tyson Road, Reading, VT | $531,000 |
| 845 VT Route 106, Reading, VT | $540,750 |
| 299 Malagash Road, Reading, VT | $799,000 |
| 3575 Route 106, Reading, VT | $895,000 |
| 1702 North Puckerbrush Road, Reading, VT | $1,112,500 |
| 145 South Puckerbrush Road, Reading, VT | $1,345,000 |
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