Real Estate Agent Career Guide: Burlington, Vermont

As a career analyst who has lived in Vermont for over a decade, I’ve watched the Burlington real estate market transform from a sleepy college town into one of the most competitive and dynamic markets in New England. For a real estate agent considering a move here, the reality is both rewarding and challenging. This guide cuts through the promotional fluff and gives you the data-driven, on-the-ground truth about building a career here.

The Salary Picture: Where Burlington Stands

Let’s start with the numbers that matter. According to the U.S. Bureau of Labor Statistics (BLS) and Vermont Department of Labor data, the median salary for Real Estate Agents in the Burlington-South Burlington metropolitan area is $61,480 per year, which breaks down to an hourly rate of $29.56. It’s important to note that this figure is identical to the national average for the occupation, which is a unique position for a smaller, rural-leaning state. This suggests that while Vermont isn't a high-cost coastal market like Boston or San Francisco, demand for skilled agents keeps wages competitive.

The job market itself is tight. The metro area supports approximately 89 jobs for real estate agents, and the 10-year job growth projection is a modest 3%. This isn't a market for those looking for explosive, rapid-fire expansion. It's a market for established professionals who can build a sustainable, long-term business. Success here is less about volume and more about deep local knowledge and client relationships.

Experience-Level Breakdown

Salaries in real estate are heavily commission-based, so these numbers represent a "median of all earners." Your actual income will swing wildly based on performance. However, we can break down typical earning potential by career stage in the Burlington context.

Experience Level	Typical Years in VT	Estimated Annual Income Range	Key Responsibilities & Realities
Entry-Level	0-2	$40,000 - $70,000	Focus on rentals (especially student housing), learning the grid of neighborhoods, building a sphere of influence. Heavy prospecting, often working under a seasoned broker.
Mid-Level	3-7	$70,000 - $120,000	Managing a mix of buyers and sellers. Specializing in a niche (e.g., condos, first-time buyers). Consistent lead generation, building a referral network.
Senior-Level	8-15	$120,000 - $250,000+	Handling luxury properties, complex transactions, and investor clients. Strong referral business. Often a team lead or broker-owner. Deep knowledge of zoning, new developments, and market trends.
Expert/Top Producer	15+	$250,000+	Dominant market share in a specific niche or neighborhood. Known by name in the community. May involve commercial real estate, land development, or high-profile luxury sales.

Comparison to Other Vermont Cities

Burlington is the economic engine of Vermont, and that’s reflected in agent earnings.

• Burlington-South Burlington Metro: $61,480 median. The highest earning potential in the state, driven by a diverse economy and higher property values.
• Rutland-Southern Vermont: $53,840 median. A smaller, more traditional market with a focus on residential and some commercial. Lower volume but can be stable for a local with deep roots.
• Barre-Montpelier: $55,200 median. The state capital and "Granite City" region have a stable government and institutional employment base, supporting a consistent real estate market.

Insider Tip: Don't let the median $61,480 fool you into thinking this is a salaried position. In Vermont, with its 10-year job growth of 3%, the competition for the best listings and clients is fierce. The agents who thrive are those who treat it as a business, not a hobby. Your first year will be a significant investment in time and money with little guaranteed return.

The Real Take-Home: After Taxes and Rent

The median salary provides a baseline, but the real question is: what’s the lifestyle? Let’s break down a monthly budget for a single agent earning the median $61,480.

Assuming a combined federal/state tax rate of ~25% (Vermont has a progressive income tax), your approximate take-home pay is $3,843/month.

Monthly Budget Breakdown (On $61,480/year):

• Take-Home Pay: $3,843
• Average 1BR Rent (City-Wide): $1,441
• Utilities (Est.): $150
• Groceries: $400
• Transportation (Car Payment, Gas, Insurance): $500 (Essential in VT)
• Health Insurance (Individual Plan): $450 (Critical for independent agents)
• Professional Expenses (MLS Fees, Marketing, Brokerage Splits): $500
• Remaining Discretionary Income: $402

This is a tight budget. It leaves little room for savings, entertainment, or unexpected costs. Many successful Burlington agents supplement their income with a partner’s salary, have a side business, or are exceptionally disciplined with their finances for the first few years.

Can They Afford to Buy a Home?

With a median salary of $61,480, homeownership in Burlington is challenging but not impossible, especially with two incomes. The median home price in the Burlington metro area is approximately $425,000. A 20% down payment would be $85,000. With a mortgage, property taxes (which are high in VT), and insurance, a monthly payment could easily exceed $2,800.

For a single agent earning the median, buying in the city core is likely out of reach without significant savings. However, looking to the surrounding suburbs or smaller towns like Essex, Colchester, or Winooski can be more feasible. Many agents themselves live in these areas, understanding the commute and the value proposition for their clients.

Insider Tip: Your first goal should be to build a financial runway of 6-12 months of living expenses. Relying on a sporadic commission check while paying Burlington rent is a recipe for stress and burnout.

Where the Jobs Are: Burlington's Major Employers

While real estate agents are independent contractors, the health of the local economy directly impacts your client base. Burlington’s major employers create a stable pool of buyers and renters. Your marketing should be tailored to the needs of these employees.

1. The University of Vermont (UVM) & The UVM Medical Center: This is the #1 economic driver in the region. UVM is a major research university, and the affiliated hospital is the state's largest employer. They attract professors, researchers, doctors, nurses, and graduate students. Hiring Trend: Stable, with a constant influx of new hires needing housing, from graduate student rentals to permanent homes for faculty and staff.
2. The University of Vermont Health Network: Beyond the hospital, this includes clinics and facilities across the region. The workforce is highly educated with good incomes, making them prime first-time homebuyers.
3. Dealer.com / Cox Automotive: A major tech employer in the "Silicon Alley" of Vermont. This brings in a younger, tech-savvy workforce with higher-than-average salaries. They often look for modern condos or apartments in walkable neighborhoods.
4. Ben & Jerry’s (Unilever): While the primary production is in Waterbury, the corporate and creative hub is in Burlington. Attracts a creative, mission-driven workforce.
5. Chittenden County State's Attorney's Office / Vermont State Government: Montpelier is the capital, but Burlington is the hub for many state agencies and legal practices. Provides a stable, government-based client base.
6. Local Banks & Credit Unions (e.g., People’s United, VSECU): These institutions are deeply embedded in the local real estate market. Building relationships with loan officers here is essential for a smooth transaction process.
7. Burlington International Airport (BTV): A growing regional airport with major carriers. Supports a network of jobs in logistics, management, and transportation.

Getting Licensed in VT

Vermont’s licensing process is straightforward but requires commitment. The Vermont Office of Professional Regulation (OPR) oversees real estate licensure.

Key Requirements & Costs:

• Education: You must complete 60 hours of approved pre-licensing education from an accredited Vermont real estate school (e.g., Vermont Real Estate School, CE Shop). Cost: $400 - $600.
• Exam: Pass the Vermont Real Estate Salesperson Exam (administered by Pearson VUE). Exam Fee: $100.
• Background Check: A fingerprint-based criminal background check is required. Cost: ~$75.
• Sponsoring Broker: You must affiliate with a licensed Vermont brokerage before you can apply for your license. Interview several brokers to find a good fit for your training and commission split.
• Licensing Fee: Pay the state licensing fee. Cost: $150 (as of 2023; verify current fee).

Timeline to Get Started:

1. Weeks 1-4: Complete your 60-hour pre-licensing course (online or in-person).
2. Week 5: Schedule and pass the state exam.
3. Week 6: Complete background check and submit license application with your sponsoring broker.
4. Week 8-10: Receive your license and begin practicing under your broker's supervision.

Total Estimated Upfront Cost: $725 - $925 (excluding broker fees, MLS fees, and marketing).

Insider Tip: Don't just pick the cheapest or first broker you find. In Vermont, a broker who provides strong mentorship, a reasonable split (typically 70/30 to 50/50 to start), and access to a supportive team is worth far more than a slightly higher split with no support.

Best Neighborhoods for Real Estate Agents

Where you live impacts your commute, your networking opportunities, and your understanding of the market. Here are top neighborhoods for agent lifestyle, with rent estimates.

Neighborhood	Vibe & Lifestyle	Best For...	Estimated 1BR Rent
Old North End (ONE)	Historic, diverse, walkable, artsy. Close to downtown and the lakefront.	Agents who want an urban, community-focused lifestyle. Easy to meet people.	$1,200 - $1,500
South End (SoDo)	More residential, family-friendly, with great parks and access to Route 7 (main commercial corridor).	Agents looking for a quieter home base, good for understanding suburban family markets.	$1,300 - $1,600
Winooski	A separate city just north of Burlington. Vibrant, mill-turned-loft district, walkable, diverse.	A slightly lower-cost option with a strong community feel. Great for networking with a younger crowd.	$1,100 - $1,400
Essex	Suburban, highly rated school district, more single-family homes. Commutes to Burlington via I-89.	Agents who want a suburban lifestyle and plan to specialize in family homes in good school districts.	$1,250 - $1,550
Downtown / Church Street	The heart of the action. Walkable to everything, but noisiest and most expensive.	The social agent who wants to be in the center of it all. Ideal for luxury condo and rental specialists.	$1,600 - $2,000+

Insider Tip: If you're new to town, I recommend starting in the Old North End or Winooski. The rent is more manageable, and you'll quickly learn the lay of the land in the core of the market.

The Long Game: Career Growth

In a market with 3% job growth, you must create your own advancement path.

• Specialty Premiums:

  • Luxury Market: Properties over $600k in locations like the Hill Section, Lakefront, or South Burlington. Requires impeccable service, discretion, and a high-end marketing budget.
  • First-Time Buyer Specialist: A massive niche in Vermont, where many programs (VHFA) help buyers. Becoming an expert here builds a loyal client base for life.
  • Investment Properties: With a strong rental market (thanks to UVM), helping investors buy multi-families or single-family rentals is profitable.
  • Land & Development: Vermont has strict zoning. Knowing the ins and outs of land use and development approvals is a highly specialized (and lucrative) skill.

• Advancement Paths:

  1. Team Member: Join an established team to learn quickly and share leads.
  2. Team Lead: Grow your own team under a broker.
  3. Broker-Owner: Open your own brokerage (requires a broker's license, 2+ years of experience, and significant capital).
  4. Commercial Real Estate: This requires a separate license and deep financial analysis skills, but can be more stable than residential.

• 10-Year Outlook (3% Growth): The growth will be slow and steady. The biggest changes will come from technology (virtual tours, AI in market analysis) and demographic shifts (an aging population, remote workers moving to VT). Agents who adapt to these trends while maintaining a personal touch will thrive. The 3% growth suggests a stable, not booming, market, which is actually a good thing—it weeds out the part-timers and rewards professionals.

The Verdict: Is Burlington Right for You?

Pros	Cons
Stunning Natural Beauty: Access to Lake Champlain, Green Mountains, and four-season recreation.	High Cost of Living: Rent and property taxes are steep relative to income.
Strong Community Feel: Vermonters value local businesses and relationships. Great for building a referral-based business.	Less Economic Diversification: Heavily reliant on education and healthcare; tech is growing but small.
Stable, High-Demand Market: The $61,480 median salary is competitive for the region.	Seasonal Market: Winter can be a slow period for sales (though rentals are year-round).
Unique Culture: A progressive, independent mindset that rewards authenticity.	Tight-Knit Industry: Breaking into established networks can take time and effort.
Manageable Market Size: You can become a known expert in a specific neighborhood.	Limited Luxury Market: Compared to major metros, the high-end segment is smaller.

Final Recommendation:
Burlington is not a get-rich-quick market. It is a "slow and steady wins the race" market. If you are a disciplined, self-motivated professional who values work-life balance, community, and the outdoors, and you are prepared for a financially lean first 1-2 years, it can be an incredibly rewarding place to build a career. If you need a high, guaranteed salary immediately or thrive in a fast-paced, high-volume environment, you may find the pace frustrating.

FAQs

Q: How important is knowing French or another language?
A: Not essential for most residential work, but knowing a second language can be a major asset in certain neighborhoods or with specific client groups. It's a nice bonus, not a requirement.

Q: Is the market dominated by big national franchises or local brokerages?
A: A healthy mix. You'll find large franchises (Keller Williams, RE/MAX) and strong local independents (e.g., Coldwell Banker Hickok & Boardman, a dominant local player). The best fit depends on the culture you want.

Q: How do I handle the winter slowdown?
A: Successful agents use winter for continuing education, marketing planning, and prospecting for the spring market. The rental market, especially student housing, is also year-round. Budgeting for a slower Q1 and Q4 is critical.

Q: What's the single biggest mistake new agents make in Burlington?
A: Underestimating the cost of living and not having a financial buffer. They burn out trying to make ends meet before their business can generate a steady income.

Q: Do I need a car?
A: Absolutely. While downtown is walkable, the region is spread out. You will need to show properties in South Burlington, Essex, Williston, and beyond. A reliable vehicle is non-negotiable.