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Rutland ramps up incentives, cuts red tape, in push for 1,000 new housing units by 2028 – VTDigger

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Rutland ramps up incentives, cuts red tape, in push for 1,000 new housing units by 2028 – VTDigger


The Housing Trust of Rutland County’s East Creek Commons housing project on Thursday, November 14. Photo by Glenn Russell/VTDigger

Over a year ago, Rutland City Mayor Mike Doenges announced the goal of creating 1,000 new housing units by 2028. The mayor recognized that, on paper, the roughly 60 new units in development this past year is a far cry from being on track towards his admittedly “lofty” target. But Doenges said he anticipated a slow start and much of the work in year one has been to address bureaucratic roadblocks to get the momentum rolling. 

“I think it’s going better than I could have hoped,” Doenges recently said of his housing plan. “I don’t think we’ve seen that kind of burst of development in a very long time in our city so I take that as a very, very positive sign that we’re heading in the right direction.”

One of Doenges’ main affordable housing partners, the Housing Trust of Rutland County, has two projects in the works in Rutland City: 22 new units at the East Creek Commons on Columbian Avenue and 30 new units on Forest Street. It is also working on a 24-unit housing project in West Rutland.

Devon Neary, executive director of the Rutland Regional Planning Commission, sees affordable housing projects as a vital part of the solution to Rutland’s housing crisis. 

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“When we really look at housing development, it needs to be along a spectrum,” said Neary. “We need to make sure that we are retaining the population that we have and providing housing for everyone within their affordable range.”

The region’s home sales and rental costs rose at a steep rate in the past few years and people living in Rutland have felt this impact in their wallets, he said. The average one-bedroom rental cost in Rutland County jumped from $780 in 2019 to $911 in 2023, and the median home sale increased from $150,000 in 2018 to $229,000 in 2022, based on a housing needs assessment by Vermont Housing Finance Agency conducted last year. 

This has left about half of the renter households in Rutland County cost-burdened, according to federal standards — a quarter of renters paid between 30% to 50% of their income on rent and 24% paid more than half their monthly earnings on rent in 2021. 

Mary Cohen, executive director of the housing trust, said that while the trust is doing its best to contribute affordable housing, its capacity as a public developer is not enough to fill the need for varied types of housing in the city. Rutland’s rents are not high enough to attract private developers who need assurance of a return on investment for housing projects, she said.

The Housing Trust of Rutland County’s East Creek Commons housing project on Thursday, November 14. Photo by Glenn Russell/VTDigger

“It can’t just be the affordable housing organizations that are doing this. It’s a lot of private developers that need to step to the plate as well,” Cohen said.

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Recognizing that Rutland’s affordable housing organizations are already “neck-deep” in projects, Doenges has looked for ways to encourage more market-rate housing development and bring in private developers. 

The mayor said that he sees his role as two-fold: to encourage and welcome new residents, and to “get out of the way” of developers by helping to remove costs and zoning barriers that slow down projects.

Doenges worked with the Rutland Heritage Family Credit Union to spearhead a program called Roofs Over Rutland, which received $8 million last month to provide low-interest-rate loans to developers. 

Of that funding, which came from the state treasurer’s “10% in Vermont” local investment program, $5 million will be designated for projects of five or more units. The other $3 million will go towards smaller-scale projects. There have been more than a dozen housing development loan requests since Roofs Over Rutland’s roll out, according to Doenges. 

30 years ago, downtown Rutland decided its future. Today, it’s back to the drawing board.Advertisement


“That’s very encouraging, because it does prove the fact that there have been developers waiting in the wings for interest rates to come down, to reinvest and bring units online,” he said.

Other steps include reducing prohibitive permitting fees and wastewater water allocation permits, which have been lowered from $4 per gallon to 25 cents per gallon for residential developments, Doenges said.

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Due to modernized zoning and existing development in the area, Neary said Rutland is also positioned to take full advantage of the recent loosening of Act 250 regulations through Act 181, passed by the Legislature in June. Doenges, Neary and Cohen all agreed this legislative change will cut costs and speed up operations for developers. 

The Rutland Regional Planning Commission has also recently released a housing guide for developers, which Neary said has helped bring clarity to the housing production process.

“We’ve heard from several developers that that guidance document has been monumental in removing some of the barriers, especially information barriers for accessing public money and incentives for housing development and really bringing resources directly to those developers fingertips,” said Neary. 

The Board of Aldermen is also considering an ordinance to place limits on short-term rentals. Michael Talbott, the board’s president, said this would hopefully have the trickle-down effect of making more housing available in Rutland. Other municipalities in Vermont that have regulated short-term rentals include Burlington, Stowe, Killington, Woodstock, Londonderry, Tunbridge and Plymouth.

Talbott said that he recognizes a need to be more thoughtful about reining in the unfettered short-term rental market and protecting renters in Rutland. 

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“We have people who tell us their landlord evicted them, turned their long-term apartment that they liked and always paid for into an Airbnb,” said Talbott. “Obviously, we need short-term rentals in Rutland, but how many do we need and where do we need them? Because we know we also need long-term rentals in a really significant way.” 

Neary said despite the “slow roll,” the lessening of regulatory barriers in concert with programs like Roofs Over Rutland mark significant headway towards tackling the region’s housing woes. The city’s success, Neary continued, will be key to addressing the housing shortage in the county as a whole, which is estimated to need around 7,000 additional housing units for renters and homeowners by 2040, according to the housing finance agency study. 

“Housing doesn’t just pop up out of nowhere. I think what is most critical is that the city of Rutland is really laying the foundation for significant housing growth,” said Neary. 





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Vermont

Vermont highway shut down following rock slide

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Vermont highway shut down following rock slide


A portion of a Vermont highway has been shut down following a rock slide on Tuesday.

Vermont State Police said in an email around 1:22 p.m. that they had received a report of a rock slide on Route 5 in Fairlee, just south of the Bradford town line.

“Initial reports are of a substantial amount of rock & trees in the roadway, making travel through the area difficult or impassable,” they said. “Motorists should seek alternate routes or expect delays in the area.”

Route 5 is a nearly 200-mile, mostly two-lane highway running from the Massachusetts border to Canada.

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In an update shortly after 2 p.m., state police said Route 5 in Fairlee between Mountain Road and Sawyer Mountain Drive will remain closed while the Vermont Agency of Transportation assesses the stability of the roadway.

No further details were released.



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Vermont

Maine Black Bears vs. Vermont Catamounts – Live Score – March 13, 2026

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Maine Black Bears vs. Vermont Catamounts – Live Score – March 13, 2026


Vermont meets Maine and Smith in America East Final, fresh off her 26 Pts, 12 Reb, 4 Ast game

TEAM STATS

ME

62.3 PPG 65.8

28.4 RPG 29.8

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13.4 APG 12.1

11.2 TPG 9.9

60.1 PPG Allowed 51.5

UVM

TEAM LEADERS

ME
UVM
PREVIOUS GAMES
Maine Black Bears ME

Vermont Catamounts UVM



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Vermont

COMMENTARY: Vermont: The Beckoning Country

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COMMENTARY: Vermont: The Beckoning Country


Vermont has some big problems that desperately need fixing! Many of them are connected, in a variety of ways to a symptom rarely discussed. The population of Vermont is falling while the population of the United States is growing. Vermont has been losing people for the last few years. The reasons include deaths in Vermont outpace births; between 2023 and 2024 there were 1,700 more deaths than births. More people left the state than moved into Vermont. In another worrying sign the birthrate in the United States is down 25 percent since 2007 when the decline began. Another symptom may be that weekly take home pay in Vermont is about $400.00 less than the national average. Taken together these problems should set off alarms about our future.

S, it should not be a surprise that our schools throughout the state have a diminishing number of students while simultaneously school budgets are skyrocketing upward. Yes, it is costing us more to educate fewer students, and Vermonters are rarely wealthy. Maintaining quality schools is expensive. The average pay for public school teachers in the United States is $72,030. The average pay for a public-school teacher in Vermont is only $52,559. A nearly $20,000 gap is hardly an incentive to attract the best of the best. Good teachers are a precious commodity.

Gov. Phil Scott has demanded the Legislature do something about education costs in the Green Mountain State. Legislators have been spending much more time on this problem than any other facing the state. There have been various proposals, one of the latest is from Sen. Seth Bongartz of Manchester that would create a two year “ramp period” for school districts to merge voluntarily. Two years is a long time to wait when the problem is financially urgent. School mergers are inevitable in many areas which will mean the eventual closing of several small elementary schools. The closing in many cases means long bus rides for little kids.

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One idea that has not been discussed is increasing, substantially, Vermont’s population over the next decade or so. We don’t have enough students to make financial sense for our small rural schools. We need more property-owning people whose taxes will help balance our cash-strapped education budgets. Why doesn’t the Legislature think about a campaign to entice people to move to the Green Mountain state?

In the 1960s Vermont’s economic development officials, under new Gov. Phil Hoff, launched a marketing campaign that was known as “Vermont the Beckoning Country.” The campaign was remarkably successful, bringing thousands of people to a place that at that time had largely skipped the Industrial Revolution. Vermont’s ski industry began growing by leaps and bounds then, bringing in large numbers of people new to the state. Entrepreneurs, many of them World War II veterans, began developing ski resorts in the Green Mountains. They attracted thousands of visitors and some of those visitors fell in love with Vermont. They stayed. These Flatlanders changed the state, making it more liberal, and more environmentally conscious. Gov. Hoff, the first Democrat elected governor since 1853, was followed by a wave of successful liberal politicians who turned Vermont from red to blue. People can differ about the whether the political transformation improved the state or destroyed it, but the state undoubtedly grew more prosperous.

Vermont has plenty of land that can be used to build new housing. New people can bring fresh ideas and the capital needed to create new businesses with good jobs. More families living in more houses means more property taxes going to schools. It should also lighten the load for the current financially stressed Vermonters.

A well-financed advertising campaign to entice new people to make Vermont their home will make us more prosperous. More taxpayers can be one of the many solutions needed to save our struggling education system.

Clear the cobwebs off the old slogan and invite a whole new crop of young, energetic families to Vermont the Beckoning Country!

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Eric Peterson lives in Bennington. Opinions expressed by columnists do not necessarily reflect the views of Vermont News & Media. 



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