Sugarbush

Why the Mad River Valley, Not Just the Mountain

Most buyers come to Sugarbush for the skiing and stay for the Mad River Valley. Warren, Waitsfield, and Fayston have no big-box stores and very few chains, and nearly every business is locally owned. I'm making this valley home myself, so this is the read I'd give a friend.

The Mountains: One Resort, Two Peaks, and a Legendary Neighbor

The Valley has three ways to ski, and where you buy decides which one becomes your home mountain.

• Sugarbush – Lincoln Peak. The resort's main base, in Warren. It includes Castlerock, an expert-only area of steep, narrow, winding trails with little snowmaking.
• Sugarbush – Mt. Ellen. Same resort, same lift ticket, with its own base a few miles north in Fayston and the highest summit at Sugarbush (4,083 ft). The Slide Brook Express, one of the world's longest high-speed chairlifts at roughly two miles, links the two peaks. It typically runs weekends and holidays in midwinter when there's enough natural snow.
• Mad River Glen. A separate mountain in Fayston and America's only skier-owned mountain, run as a cooperative. Famous for its single chair, which dates to 1948, and its "Ski It If You Can" slogan. Snowboarding is not allowed.

Sugarbush at a Glance

Who Buys Near Sugarbush

Sugarbush draws families who ski together, from first-timers to kids in race programs. Many have skied here for years before they buy. They also come for the four seasons: golf at Sugarbush's Robert Trent Jones Sr. course, hiking on both mountains, and swimming holes on the Mad River. The Valley suits buyers who want their mountain home to feel like a real place, not a resort bubble.

Where to Buy in the Mad River Valley

Near Lincoln Peak (Warren)

• Slopeside. Gadd Brook and Rice Brook are ski-in/ski-out at the Lincoln Peak base, and Clay Brook is within walking distance of it. Sugarbush Village condos sit at the base and along the Access Road, some with ski-on/ski-off access, and the free Mad Bus serves the Valley.
• Warren Village. A 19th-century village on the National Register of Historic Places, about four miles from the Lincoln Peak lifts.

Near Mt. Ellen and Mad River Glen (Fayston)

• Fayston. The most rural of the three towns, home to Mad River Glen and Sugarbush's Mt. Ellen base. Check winter road access and driveway grade before you fall in love.

The Valley's Commercial Center (Waitsfield)

• Waitsfield. The Valley's commercial center, with groceries, shops, restaurants, and the elementary school along Route 100.

What Drives Sugarbush Home Values

Proximity to Lincoln Peak commands the premium. After that, buyers pay for views, privacy, and year-round usability. Alterra continues to invest in the mountain: a $10 million replacement of the North Ridge Express at Mt. Ellen with a new detachable quad is planned for the 2027–28 season, pending state approval.

Ownership Realities in Vermont

• Transfer tax. Vermont charges 3.62% on the purchase of a second home fit for year-round use, well above the rate for primary residences. It's due within 30 days of closing, so build it into your budget from the start.
• Property tax. A separate second-home property tax rate was authorized in 2025 but hasn't been set. Worth watching if you're buying now.
• Short-term rentals. Warren requires an annual short-term rental license, renewed by October 31. Waitsfield is considering a registry. Every Vermont short-term rental must also register for the state rooms tax. Confirm current rules for the specific town before you count on rental income.

Working With Me

I help buyers narrow down the Valley before they tour a single house: which town, which mountain, and what ownership will actually cost. Let's talk.

Homes for Sale Near Sugarbush

The homes shown below are a selection of current listings, not the full market.

See every home, condo, and townhome for sale in Warren, Waitsfield, and Fayston →