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. 

“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.

“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.

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. 

“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.

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. 

“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. 

Vermont’s small towns celebrate everything that makes this state so unique: scenic beauty, rich history, and a deep sense of community. From charming villages in the mountains to lakeside gems and historic havens, these towns invite visitors to slow down, soak in their character, and discover hidden treasures. Whether you’re drawn to the rustic landscapes, vibrant arts scenes, or the warmth of local traditions, Vermont’s small towns offer the perfect opportunity to experience the Green Mountain State at its finest.

Stowe

Stowe is Vermont’s exemplary small town in the Green Mountains, with stunning views of Mount Mansfield, the state’s highest peak. Known for its year-round appeal, Stowe is one of the most popular destinations in Vermont, attracting visitors for outdoor adventures like skiing and snowboarding in winter at the renowned Stowe Mountain Resort.

In the warmer months, hiking enthusiasts flock to trails such as the Stowe Pinnacle Trail, a challenging hike with rewarding views at the summit, and the Mount Mansfield Ridge Trail, which takes you along the longest and highest ridge in Vermont. Fall brings another wave of visitors for fall foliage as the town’s dense forests turn into a vibrant display of red, orange, and yellow leaves.

Popular spots in town include The Green Cup Café, known for its cozy atmosphere and fresh, locally sourced meals, and Stowe Mercantile, a quaint general store selling local goods, handmade Vermont crafts, and specialty foods. For a true taste of the area, head to The Trapp Family Lodge, where visitors can explore the beautiful grounds and enjoy a traditional Austrian meal at the lodge’s restaurant—owned by the von Trapp family of The Sound of Music fame.

Woodstock

Woodstock is one of Vermont’s most scenic towns, known for its iconic landmarks like the Middle Covered Bridge and Taftsville Covered Bridge, which add timeless charm to the landscape.

At the heart of Woodstock is the Marsh-Billings-Rockefeller National Historical Park, a tribute to Vermont’s conservation legacy. Visitors can tour the historic mansion, stroll through gardens, and explore scenic hiking trails. For art lovers, the Gallery on the Green and Collective—The Art of Craft are must-visit spots that showcase works by talented regional artists. Woodstock also hosts annual cultural events, such as the Woodstock Film Series and art shows, which draw visitors year-round.

Woodstock’s culinary scene is equally vibrant. A local favorite is the farm-to-table restaurant The Prince & The Pauper, renowned for its seasonal Vermont-inspired dishes.

Manchester

Set against the majestic Green Mountains, Manchester boasts a quaint village center and an appealing blend of history, nature, and refined shopping experiences. A major historical landmark is Hildene, the grand estate of Robert Todd Lincoln, Abraham Lincoln’s son. Visitors to Hildene can tour the elegant mansion, explore its breathtaking formal gardens, and enjoy sweeping views of the Green Mountains from the property.

For outdoor enthusiasts, The Equinox Preservation Trust has the popular Equinox Mountain Trail, a challenging hike to the summit of Equinox Mountain, where panoramic views of the valleys and peaks await. Manchester’s proximity to the Battenkill River makes it a top destination for fly fishing, while Lye Brook Falls Trail and Prospect Rock Trail include scenic hiking opportunities through Vermont’s lush landscapes.

The village center is an inviting area to explore, with upscale shopping at the Manchester Designer Outlets and local art at Tilting at Windmills Gallery, showcasing works by regional and national artists. Food lovers will find a treat at The Silver Fork, a local restaurant known for its fusion of global flavors and fresh Vermont ingredients, and Mistral’s at Toll Gate, which is a delightful dining experience along the Battenkill River.

Middlebury

Middlebury is set in Vermont’s scenic western region and has a mixture of history, culture, and nature, making it a captivating town to visit. Middlebury College enhances the town’s arts and culture scene, drawing visitors to the Mahaney Arts Center. For a touch of local history, the Vermont Folklife Center has exhibits and workshops that celebrate and preserve the region’s cultural traditions. Another historical landmark is the beautiful Middlebury Congregational Church. Visitors can also take in the picturesque Middlebury Falls, Otter Creek, and the Battell Bridge, which overlooks the rushing waters.

Middlebury also serves as a gateway to the scenic shores of Lake Champlain. Button Bay State Park has hiking trails, lakefront walks, and swimming, while the lake itself is popular for kayaking and fishing.

Middlebury’s food scene is deeply rooted in Vermont’s agricultural heritage. The Storm Café, located along the river, and American Flatbread Middlebury Hearth, known for its wood-fired pizzas made with local ingredients, are standout spots for farm-to-table dining. Middlebury also hosts a vibrant farmers’ market that showcases fresh local produce, artisan cheeses, and Vermont specialties.

Montpelier

As the state capital, Montpelier is a small town with a big personality. Despite being the seat of government, Montpelier has managed to retain its small-town feel, with a population of just over 8,000 people. The town is known for its stunning neoclassical Vermont State House, where visitors can take a guided tour and learn about the state’s history and government.

Capitol Grounds Café serves freshly roasted coffee and baked goods in a welcoming setting for a cozy coffee break, while Three Penny Taproom is a popular spot for sampling Vermont’s famed craft beer. Notable shops include The Drawing Board, a beloved local art supply store that doubles as a gallery for local artwork, and Buch Spieler Records. The town also hosts numerous festivals annually, including the Montpelier Farmers Market, which brings together local farmers, artisans, and food vendors to celebrate Vermont’s agricultural bounty.

For outdoor lovers, the town’s proximity to the Winooski River means opportunities for kayaking, while nearby hiking trails like North Branch River Park Trail and East Montpelier Trail provide stunning views of the surrounding hills and valleys.

Waitsfield

Located in the Mad River Valley, Waitsfield is a quintessential Vermont town known for its relaxed pace of life and stunning natural surroundings. The nearby Mad River is perfect for a variety of outdoor activities, including kayaking, tubing, and fishing, while the surrounding mountains provide excellent hiking, biking, and cross-country skiing opportunities, with popular trails like Sunset Ledge Trail.

The nearby Sugarbush Resort has world-class skiing and snowboarding in winter, and its scenic chairlift rides provide incredible views of the valley in the warmer months. Waitsfield is also home to numerous festivals, including the Mad River Valley Bluegrass Festival, which celebrates Vermont’s music and community spirit.

Brattleboro

Brattleboro is a dynamic, artsy town that is always buzzing with creativity. Its location along the Connecticut River provides a beautiful setting, and the town’s vibrant arts scene is one of its defining features. Brattleboro has numerous galleries, theaters, and music venues, making it a hub for Vermont’s artistic community. Notable spots include the Brattleboro Museum & Art Center, which hosts contemporary art exhibits; Latchis Theatre, an Art Deco-style venue that hosts films and live performances; and Stone Church, a popular music venue housed in a beautifully repurposed historic building.

The town also hosts events like the Brattleboro Literary Festival, which draws visitors from all over to celebrate the written word, and the Brattleboro Farmers Market, where local vendors showcase Vermont’s finest produce and artisan goods. Brattleboro’s historic district, with its mix of antique shops and eclectic cafes, has plenty to explore. The town also has several beautiful parks and walking trails, including the Retreat Farm and the nearby Putney Mountain for scenic hikes.

Jeffersonville

A small town that packs a big punch, Jeffersonville is a hidden gem in northern Vermont. In the Green Mountains, this picturesque town provides easy access to Smugglers’ Notch State Park, where visitors can enjoy scenic trails like Sterling Pond Trail for hiking, as well as skiing and wildlife spotting. White-tailed deer and red foxes are common, while black bears can sometimes be seen in the park’s more remote areas. Birdwatchers may spot species like the peregrine falcon, pileated woodpecker, and various types of hawks.

Jeffersonville’s downtown brims with small-town appeal, featuring local businesses like The Farm Store, which specializes in Vermont-made goods, and Mootsies Bakery, known for its delicious pastries and fresh bread. Nearby Smugglers’ Notch Resort has family-friendly skiing experiences with fewer crowds than larger resorts, making it ideal for a relaxed getaway.

Hardwick

Hardwick is a town that exemplifies Vermont’s agricultural heart. It’s known for its thriving local food scene, with farms providing fresh produce, meats, and artisanal goods that are celebrated at the Hardwick Farmers Market. The town is home to the High Mowing Organic Seeds farm, one of the largest organic seed companies in the country, and the neighboring Cellars at Jasper Hill, which produces world-renowned artisanal cheeses.

For outdoor enthusiasts, Hardwick is surrounded by lush, accessible landscapes perfect for all-season adventure. Nearby Lake Elmore is a local favorite. Its pristine waters are ideal for fishing, kayaking, and swimming in the summer months, and trails like the Elmore Mountain Trail lead to the summit for sweeping views of the Vermont countryside. In winter, the area around the Craftsbury Outdoor Center provides opportunities for cross-country skiing, snowshoeing, and even ice fishing.

Hardwick’s strong sense of community is evident in its local events, including the annual Hardwick Fall Festival, which brings together food, music, and crafts to celebrate the region’s agricultural roots.

Shelburne

Shelburne is a beautiful town located on the shores of Lake Champlain and has some of the most scenic views in Vermont. The town is home to the renowned Shelburne Museum, an expansive 45-acre property featuring a collection of over 150,000 pieces of American art and artifacts—including a restored 220-foot steamboat “Ticonderoga.” Just down the road, Shelburne Farms, a 1,400-acre working farm, and nonprofit environmental education center, sits on a beautiful lakeside property where visitors can explore the grounds via the Farm Trail or Lone Tree Hill Trail, both with peaceful walks through meadows, woodlands, and gardens.

Shelburne’s waterfront is a hub for outdoor activities. Shelburne Bay Park has hiking trails with sweeping lake views and access to kayaking and paddleboarding. Views of the distant Adirondack Mountains add a stunning backdrop for boating and picnicking.

You’ll find a mix of beloved local spots in the town’s quaint village center. Stop by the rustic-farmhouse-style Village Wine and Coffee for a morning espresso, or enjoy brunch at Rustic Roots. The Bearded Frog serves creative New American cuisine for dinner, and Folino’s Wood-Fired Pizza provides casual dining with locally sourced toppings and a brewery next door.

Discover Vermont’s Hidden Gems

Vermont’s small towns are rich in character and charm, each with its own unique appeal. From stunning landscapes to historic landmarks and tight-knit communities, these towns glimpse the heart of Vermont. Whether you’re drawn to the beauty of the mountains, the tranquility of lakesides, or the warmth of local traditions, Vermont’s small towns promise an unforgettable experience for any visitor. So take the time to explore these gems and discover the essence of Vermont at its most captivating.