POST & BEAM BEAUTY FOR SALE BY DESIGN/BUILDERS OF AIRBNB.COM/H/HOBBITHOUSE
H I G H E R G R O U N D · M I D D L E T O W N S P R I N G S , V E R M O N T
1840’s Barn Conversion to Home
Water-Sovereign, Turn-Key Post & Beam Beauty
4 Acres
Amazing View
If you need central air, granite countertops, and a house interior painted agreeable gray, this isn’t it. But if you want water sovereignty, heat independence, with classic architecture not easily found, keep reading.
94% of American land has building or water restrictions. This is the 6% that doesn’t—and it's already built.
3+ Bed · 3.5 Bath · 2,100 sq ft · 160-Year Barn Post & Beam to Home
South Facing · Wraparound Deck · Well (Tested Pure)
Access to Spring Water · Waste Water Permit Possible for Accessory Dwelling Unit · No Zoning
Designer Decor · Fine Antiques
Vermont offers a few important resources that many parts of the U.S. now lack: safety and security, water, and reliable power. In much of the West, drought and depleted aquifers and reservoirs have created serious scarcity which threatens both the power and water supply. The explosive growth of data centers is placing enormous new demands on both water and power grids, straining infrastructure in regions already running thin. Poor policy choices have compounded these problems — the same political environment that mismanages resources has also allowed public safety to deteriorate in many cities. Vermont, by contrast, remains largely insulated from it.
The Facts
Vermont is the second-lowest violent crime rate in the country (behind only Maine)
- Vermont is #1 FEMA National Risk Index for lack of natural disasters.
- The state sits atop abundant groundwater, is laced with thousands of streams and rivers, and receives plentiful rainfall and snowmelt — making water scarcity essentially a non-issue.
This property delivers not only the safety & security and water abundance of VT, but more freedom that many upscale Vermont towns…that distinction is ‘No zoning’ which means if you can dream it, you might build an addition structure with only a potable & waste water permit.
So for good reasons, Vermont is now seen as the ‘go to’ place… #1 climate migration destination in the U.S., receiving 15,000–20,000 relocating households each year.
Self-reliance equals freedom. Controlling water, your heat source, and your food production isn’t just a lifestyle choice ~ it’s a tangible insurance policy. You can DIY on raw land, but you’ll spend as much money or more, it’s years from ‘done & fun’ and many headaches away. What’s your number to start living the turn key good life from day one?
FSBO
$749,000
The Design/Build Team
In 2004, the husband , design/build team had an idea: rescue a 160-year-old post-and-beam barn and move it 1,100 feet up to the sweet spot it now occupies. A unique, charming home was the result. Every outside barn board and barn door was reclaimed. The posts and beams didn’t become a backdrop — they are the beautiful bones.
Now your seasonal neighbors, this couple went on in 2016 to create Vermont’s nationally recognized Hobbit House on the adjoining parcel — ranked in the top 5% of all 8.1 million Airbnb listings worldwide, with nearly 100 verified five-star reviews. Same vision. Same craft. Same quality. See airbnb.com/h/hobbithouse to see the results, read the reviews and bios.
You're not going to walk through this house with a realtor who can hand you the fact sheet and say, “I can get back to you on that question”. You're walking it with the two people who know it inside out. Every question answered by the hands that built it. Every system explained by the people who designed it. Can you have better neighbors?
The Land
OPEN MEADOW — 2+ acres, flat & organic. Zero chemicals dropped on this land. Raised stone garden beds. Grape arbor with September harvest.
WOOD LOT — Heat independence. Over 2 acres of hardwood. Mature and young maples among the many varieties of trees.
WATER — Two independent sources
Private well (tested clean, 20+ years of pure delivery) plus Spring water access with opportunity to build a retention pond. Zero municipal dependency. No utility system stands between you and your water. The West regulates every drop. Here, you just keep what falls.
STONE WALLS — Marking the North, West and South boundary.
“Sunsets & Stargazing — The sun drops on the rolling hills, viewed from the wraparound deck…creates a true Happy Hour. Evening star gazing without the light pollution…magical.”
The House Floor by Floor
Ground Level — Flex Space: Two steel girders free the entire ground level of support poles — a 9-foot ceiling, heated, open space. Garage, studio, workshop, or hobby room. Built-in shelves. Queen loft bed with a grapevine view. Full bath with shower. Radiant heat throughout.
First Floor — Main Living: Primary bedroom with full bath. Open kitchen, dining, and living room under a soaring 11-foot ceiling. A bridge overhead connects the two upper bedrooms. Mudroom entry with radiant tile. New hickory floors. Large windows provide sweeping views and moon viewing.
Second Floor — Two Bedrooms: Connected by the bridge. One with a half bath; the other with a full bath and claw-foot tub. Both with interior stain-glass windows that open to look out on the first floor and to circulate heat evenly.
Outside — Wraparound Deck + More: High above the valley, home is completely private on three sides. Above-ground pool is flush with the deck. A 10′×16′ barn with chicken coop and attached greenhouse and chicken yard.
Details
- Cooking: Gas stove
- Cooling: 3 portable floor A/C units
- Heating & Domestic Water Combination Boiler: On demand. Propane boiler with radiant heat & floor heaters. (Radiant heat under slab in flex space, primary bath & mudroom.) Plus Wood Stove (works independently if required, heats entire 1st & 2nd floor).
- Wood: A season of stacked and dried wood protected from weather.
- Drilled well: with whole-house filter and water softener.
- 150AMP: electrical service. Kubota tractor with new generator for emergency backup.
- Copper plumbing: Throughout.
- Extra full size fridge: In flex space.
- Appliances: All analog appliances that don’t report back.
- Outdoor Shower: Hot & cold.
- Internet: Fiber Optic.
- Cell Service: ATT.
The Extras
The Freedom Trail: A unique, elevated trail covered for protection from predators was designed by the owners for their beloved chihuahua for your small dog or house cat to roam this 150’ run that ends at the hammock that you will be relaxing on. They exit at will out the dog/cat door from the mud room to enjoy some bird or squirrel watching, while they get some fresh air and newfound freedom!
THE HILL ON HIGHER GROUND: When family or friends visit? The nationally recognized Hobbit House next door is available on Airbnb — a one-of-a-kind stay from May - Oct. Bookings: airbnb.com/h/hobbithouse
A Design Protection Agreement: protects what makes this place special — the beauty, the quiet, the character of this 12-acre mini-hood. No junk accumulation, no derelict structures, no abandoned vehicles. It runs with the land in perpetuity: a promise to you, and from you, that this place stays exactly what it is…a beautiful retreat.
Animals: The Protection Agreement speaks to specifics, but generally a couple of large or a few medium-sized animals like sheep are allowed. The barn has a split-off cozy 3-season coop for chickens… auto door, fenced yard, and a chicken ‘tractor’ for fresh grass in summer. Adjoining your land is an additional large flat open meadow, 3 acres, available to lease for more animal grazing. The key is the correct fencing for the breed.
Are hard times ahead?
This is a climate haven in a low-risk area — inland, elevated, and out of FEMA flood zone. Because Vermont is the lowest natural disaster risk index of any state, affordable insurance is key benefit. So great in good times and even better if the SHTF.
About the Village
Middletown Springs, a traditional Vermont village is a community of 800 residents. A five-minute walk puts you on the Town Green — Community Church, Historical Museum, General Store, Post Office, K–6 school rated B+ by Niche. New town office and new library opening 2026. Vermont’s school choice program covers grades 7–12, including the A-rated Long Trail School in nearby Dorset. Rutland Regional Medical Center — the largest community hospital in Vermont.
Recreation in Every Direction
Golf and boating at Lake St. Catherine — one of Vermont’s most beautiful lakes. World-class mountain biking on the Slate Valley Trails network, right down the road. Five major ski resorts — Killington, Pico, Bromley, Stratton, and Okemo. Vermont four-season living at its fullest. Gourmet restaurants in Poultney, Dorset, Manchester with its outlet shopping such as the Orris flagship store and the Equinox Hotel & Spa. Pawlet has the popular Barn Restaurant and Mach’s a gourmet take-away and grocery.
25 min Rutland · 30 min Manchester · 15 min Pawlet & Poultney · 1.5 hrs Saratoga Springs
2 hrs Burlington · 3 hrs Boston · 3 hrs Montreal · 4 hrs NYC · Flights from Boston & train from NYC into Rutland daily · Under an hour to Ski Resorts · 20 min Lake St. Catherine
Turn-Key
A post & beam requires that ‘just-so’ decor — stucco walls, rustic look and furnishings to match. Antiques and fully stocked… it’s all here and all yours.
As you see it, this property is move-in ready. Just order a king mattress and pack your bags, head for the hills and exhale!
Re: Comps
Rural properties in Vermont within a mile can be a world apart because population and house sales are low. Comps are not only hard to come by, they often can’t capture the variation in the properties unlike in towns like Manchester or Dorset, where homes are many and sales brisk by VT standards. Banks just do numbers and don’t consider the ‘wow factor’ or consider organic land, water access, the freedom from zoning, freedom to have animals. Bottom line: this property is likely in part a cash deal.
We’d Love to Show You Around!
The design/builders provide a personal, deep-dive tour and answer every question about systems, decisions, and details.
Put “QUESTIONS/HOME TOUR” in the subject line. All emails answered promptly.
CClaytonParent@gmail.com · VisitHigherGround.com
Want to experience a morning, noon, and evening here before deciding? We’ll open the Hobbit House on Airbnb for an overnight stay — and refund the cost in full if you purchase. Read nearly 100 reviews at airbnb.com/h/hobbithouse before you make the drive.
$749,000
FSBO
Private Showing by Appointment
“This home doesn’t need a makeover — it needs someone who appreciates a new structure with old world style. This one is for the people who arrive and say, ‘This is it! — color, character and charm with a killer view!’”
Notes on the Unique Antiques Included:
Norwegian Dining Set — Norske Bygdemobler Norway · mid-20th c. Respected Norwegian maker known for traditional bondestil (peasant style) craftsmanship. Complete set of six chairs with table.
French Breton Pie Safe / Cabinet — France · late 19th c. Brittany region chestnut or oak with a signature carved medallion of figures in regional dress — a rare motif. The floral frieze drawer, shell-carved apron, and relief carving are excellent.
Italian Renaissance Revival Breakfront — Italy · late 19th c. Extraordinary walnut credenza con alzata with caryatid figures, grotesque masks, acanthus friezes, and Corinthian pilasters — serious, museum-quality decorative carving.
English Gothic Revival Hall Bench — England · mid–late 19th c. Magnificent English oak with crenellated top, tracery carving, linen-fold panels, and heraldic shields. Storage compartment beneath the seat.
American Federal Chest of Drawers — c. 1820–1850. New England cherry with four graduated drawers, scrolled bracket feet, and original turned brass knobs. Vermont provenance adds credibility.
Victorian Armchair & Ottoman Set — c. 1890–1910. Ebonized turned legs with ring-and-bobbin detailing. H-stretcher construction, fully upholstered. Having the matched ottoman is a meaningful bonus.
American School Desk with Inkwell — c. 1900–1930. Intact inkwell, original cast iron hardware, wood surfaces, and forward-attached chair intact.
Wardrobe Trunk with Valet Shelf — c. 1918–1928. The exterior flip-down valet shelf was a premium addition. Original rose-and-leaf drawer lining, 12 wooden hangers, and lift-top compartment all intact.
Victorian Drop-Leaf Dining Table — late 19th c. Four leaves extend the table to a full 44” x 72” — seating 6 to 8 comfortably.
