Can you live off-grid in Franklin County, Vermont?
88
of 100
Good with caveats
Yes, with two things to plan around. Typical well depths here range from 50 feet to 410 feet, so get a local driller's quote. Solar is weaker here, about 4.2 hours of full sun a day, so plan a bigger battery bank or a generator.
What the land says
Rain
Rain can supply much of a household's water with a large tank. A garden mostly waters itself in normal years.
About 44 inches a year (PRISM, 1991 to 2020 average)
Wells
Well depth varies a lot here. Get a local driller's quote before you offer.
Typical well depths here range from 50 feet to 410 feet
Growing season
Enough for most vegetables. Start tomatoes and peppers indoors.
About 157 frost-free days, USDA zone 5a; last frost about May 7, first about October 8
Sun
Fair sun. Plan a larger array or a generator for winter.
About 4.2 hours of full sun a day, averaged over the year
Flood
Flood zones are rare here. Still, look up the parcel on FEMA's flood map.
FEMA maps no flood zones nearby
Wildfire
Low wildfire risk.
U.S. Forest Service wildfire hazard map: Very Low to Low here
Storms
Hurricanes and strong tornadoes are rare here.
NOAA: no hurricane-strength storm within 50 miles since 1975; no strong (EF2 or stronger) tornado within 25 miles since 1990
Terrain
Rolling ground. Look for a flat house site.
Slopes average about 11%, about 570 feet above sea level
Soil
Expect a costlier septic system, because rock or a hard layer sits about 29 inches down. The county's soil test decides.
Loam, moderately well drained (USDA soil survey). A mound, sand filter, or treatment unit typically runs $10,000 to $20,000
Road
Paved roads are close by.
Nearest paved road usually within about 0.7 miles (OpenStreetMap)
Check a Vermont parcel, or plan the one you own
Get a free 0-100 off-grid score.
A step-by-step build plan, sizing your solar, water, garden, septic, heat, and buildings.
Is it legal here?
Zoning
Set by the town, not the county. The rules depend on which town the parcel is in.
Building code
Vermont has no statewide building code for an owner-occupied single-family home (the state code covers public buildings and rentals), though a town may adopt its own, so ask the town. New homes must meet the state residential energy code unless the owner builds to live in it and discloses any shortfall to a later buyer.
Rainwater
Collecting it is allowed.
Composting toilets
Allowed.
Water rights
Owners of land along a creek or lake can make reasonable use of its water.
Depends on depth, which varies here. Get a driller's quote.
Septic
$10,000 to $20,000
Mound, sand filter, or treatment unit
Solar and batteries
$18,000 to $34,000
Sized for a modest household
Road or driveway
$3,000 to $8,000
From the nearest road to a house site
Clearing
$1,000 to $4,000
A house site, solar, and garden
Total
$32,000 to $67,000
Before the house, plus the well
Before you make an offer on land here
Well depth
Get a local driller's depth estimate.
Typical well depths here range from 50 feet to 410 feet.
Soil test
Get a soil test before you count on septic.
Rock or a hard layer sits about 29 inches down, which can rule out a standard system.
Zoning
Call the town office with the parcel's address.
Zoning here is set by the town, not the county.
Nearby counties
50,994 people live in Franklin County, about 80.8 per square mile. It ranks tied for 5th of the 14 Vermont counties we scored, and Vermont ranks 30th of 50 states.