WOODSTOCK MARKET AREA
The Woodstock, Vermont real estate market saw eighty-five (85) sales of single-family homes over the course of 2021, tying the all-time record in sales set just last year. As of December 31, there were an additional eleven (11) homes active under contract or pending and likely to close within the coming months.
Snyder Donegan was pleased to assist thirty-one (31) buyers and sellers of all closed Woodstock transactions in 2021, including the three highest priced individual home sales– 945 Riverside Park Road at $2,000,000, 318 Ebbin Lockwood Way at $2,496,000, and 2574 Garvin Hill Road at $2,512,500.
On average, homes spent a record-low 101 days on the market prior to sale in 2021, while buyers paid at or above listing price in over 50% of all transactions, with the average negotiating discount– percent difference between a home’s list price and sale price– falling to -1.35%.
The luxury market– sales over $1 million– reached an all-time high fifteen (15) sales on the year, edging the previous record of fourteen (14) set in 2017.
Supply of single-family homes in general in Woodstock has been on a steady decline for the past several years, and with record-breaking sales in 2020 and 2021 comes a record low of inventory left on the market. As of December 31, there were just ten (10) single-family homes actively listed, down 56% from the same point in 2020. Of those, eight (8) were above the $1mm threshold. While we remain optimistic about sales in 2021, Woodstock will require a significant infusion of new listings, particularly of moderately priced homes, to meet continued high demand in the area.
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.
WOODSTOCK FY 2021 BY THE NUMBERS
- 85 SOLD single-family homes
- Average Price: $671,002
- Median Price: $505,000
- Total Volume: $57,035,130
- Average Negotiating Discount: -1.35%
- Average Days on the Market: 101.4
- 11 ACTIVE UNDER CONTRACT/PENDING single-family homes
- Average Price: $868,818
- Median Price: $649,000
- Average Days on the Market: 150.1
- 10 ACTIVELY LISTED single-family homes
- Average Price: $2,548,750
- Median Price: $2,850,000
- Average Days on the Market: 77.9
Charts illustrating portions of the above information can be found below, followed by a complete list of all 85 properties that closed during the full year of 2021.
A list of all 85 properties that sold/closed in Woodstock during FY 2021 is below.
| 2247 E Woodstock Road, Woodstock, VT | $129,900 |
| 3094 Barnard Road, Woodstock, VT | $199,000 |
| 6 Highland Avenue, Woodstock, VT | $199,000 |
| 958 East Woodstock Road, Woodstock, VT | $210,000 |
| 1880 South Road, Woodstock, VT | $211,340 |
| 6711 South Road, Woodstock, VT | $236,000 |
| 608 East Woodstock Road, Woodstock, VT | $257,500 |
| 301 Carlton Hill Road, Woodstock, VT | $261,000 |
| 2721 South Road, Woodstock, VT | $268,000 |
| 37 Atwood Avenue, Woodstock, VT | $280,000 |
| 4259 Hartland Hill Road, Woodstock, VT | $299,000 |
| 460 Mecawee Road, Woodstock, VT | $300,000 |
| 49 Valley View Road, Woodstock, VT | $305,000 |
| 530 Lincoln Street, Woodstock, VT | $310,000 |
| 387 Carlton Hill Road, Woodstock, VT | $310,000 |
| 65 South Street, Woodstock, VT | $320,000 |
| 2286 Church Hill Road, Woodstock, VT | $320,290 |
| 1079 Fletcher Hill Road, Woodstock, VT | $321,000 |
| 1122 Peterkin Hill Road, Woodstock, VT | $325,000 |
| 53 Pleasant Street, Woodstock, VT | $339,000 |
| 53 Terrace Street, Woodstock, VT | $339,000 |
| 74 South Brook Way, Woodstock, VT | $340,000 |
| 5274 West Woodstock Road, Woodstock, VT | $359,000 |
| 479 Barberry Hill Road, Woodstock, VT | $365,000 |
| 57 Townhouse Way, Woodstock, VT | $375,000 |
| 1104 West Woodstock Road, Woodstock, VT | $375,000 |
| 445 College Hill Road, Woodstock, VT | $380,000 |
| 40 Deer Ridge Way, Woodstock, VT | $399,000 |
| 1 Border Lane, Woodstock, VT | $410,000 |
| 27 Maple Street, Woodstock, VT | $415,000 |
| 273 Liberty Farm Road, Woodstock, VT | $430,000 |
| 321 Deerbrook Way, Woodstock, VT | $440,000 |
| 2 High Street, Woodstock, VT | $445,000 |
| 37 South Street, Woodstock, VT | $450,000 |
| 819 Pomfret Road, Woodstock, VT | $470,000 |
| 25 Slayton Terrace, Woodstock, VT | $475,000 |
| 173 Peterkin Hill Road, Woodstock, VT | $475,000 |
| 4587 South Road, Woodstock, VT | $480,000 |
| 7 Highland Avenue, Woodstock, VT | $495,000 |
| 2 Dunham Hill Road, Woodstock, VT | $497,500 |
| 20 Gully Road, Woodstock, VT | $499,000 |
| 4980 South Road, Woodstock, VT | $500,000 |
| 169 Eaton Place, Woodstock, VT | $505,000 |
| 45 Pleasant Street, Woodstock, VT | $505,000 |
| 704 Austin Road, Woodstock, VT | $529,000 |
| 32 The Green Street, Woodstock, VT | $532,500 |
| 21 Golf Pond Extension, Woodstock, VT | $550,000 |
| 63 South Street, Woodstock, VT | $550,000 |
| 3332 South, Woodstock, VT | $565,000 |
| 19 Golf Pond Extension, Woodstock, VT | $585,000 |
| 348 Gabert Road, Woodstock, VT | $599,100 |
| 1222 West Woodstock Road, Woodstock, VT | $600,000 |
| 14 High Street, Woodstock, VT | $602,500 |
| 592 Austin Road, Woodstock, VT | $610,000 |
| 16 Lincoln Street, Woodstock, VT | $610,000 |
| 4649 South Road, Woodstock, VT | $650,000 |
| 339 Gully Road, Woodstock, VT | $660,000 |
| 1390 East Woodstock Road, Woodstock, VT | $665,000 |
| 13 River Street, Woodstock, VT | $675,000 |
| 12 High Street, Woodstock, VT | $705,000 |
| 1111 Randall Road, Woodstock, VT | $720,000 |
| 81 Happy Valley Road, Woodstock, VT | $740,000 |
| 492 Westerdale Road, Woodstock, VT | $765,000 |
| 154 Deer Brook Way, Woodstock, VT | $775,000 |
| 898 Barnard Road, Woodstock, VT | $824,000 |
| 628 Deer Brook Way, Woodstock, VT | $825,000 |
| 5 Stanton Street, Woodstock, VT | $850,000 |
| 326 Hall Circle, Woodstock, VT | $850,000 |
| 4946 South Road, Woodstock, VT | $895,000 |
| 21 Pleasant Street, Woodstock, VT | $950,000 |
| 25 Lincoln Street, Woodstock, VT | $1,025,000 |
| 39 RIVER Street, Woodstock, VT | $1,100,000 |
| 2 Pleasant Street, Woodstock, VT | $1,250,000 |
| 27 Lincoln Street, Woodstock, VT | $1,275,000 |
| 340 Spruce Way, Woodstock, VT | $1,300,000 |
| 675 College Hill Road, Woodstock, VT | $1,300,000 |
| 121 Frenchs Road, Woodstock, VT | $1,350,000 |
| 22 Prospect Street, Woodstock, VT | $1,355,000 |
| 4945 South Road, Woodstock, VT | $1,400,000 |
| 2039 Randall Road, Woodstock, VT | $1,490,000 |
| 41 Pleasant Street, Woodstock, VT | $1,550,000 |
| 2352 Curtis Hollow Road, Woodstock, VT | $1,925,000 |
| 945 Riverside Park Road, Woodstock, VT | $2,000,000 |
| 318 Ebbin Lockwood Way, Woodstock, VT | $2,496,000 |
| 2574 Garvin Hill Road, Woodstock, VT | $2,512,500 |
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