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Simpson Hill Sugarbush

Sheffield, Caledonia County, VT
Price: $215,000
Acres: 113
Type: Timber
Availability: Sold
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Site Description


The property is ideally suited to the development of a sugarbush for syrup production with a strong home site option, allowing for year-round living.

Property highlights include direct access from Route 122 with adjacent electric power, sugarbush opportunity with an estimate of ±5,725 taps, sugar maple timber resource with standing timber value estimated to be $109,600, home site possibility with nice views of the surrounding mountains, commanding location at the top of Simpson Hill and a contiguous border with Holbrook State Park.


The property is in a rural setting; however, several villages are conveniently located in the vicinity. Glover is 5 miles to the north, and the larger town of Barton is 2 miles further north. Barton is home to Crystal Lake, a popular summer destination. The hamlet of Sheffield Village is 5 miles to the south along Route 122, which is home to Miller’s Run School (pre-school thru eighth grade), serving Sheffield and Wheelock.

Also conveniently located is Interstate 91 Exit 24, 11 miles to the south and Exit 25, 6 miles to the north, providing easy travel to destinations beyond.

The closest large town is Lyndon Center (population 6,000), 11 miles from the property and host to Lyndon State College and the Lyndon Institute. Burke Ski Resort is 17 miles to the east. Other regional destinations include St. Johnsbury (21 miles), Hanover, New Hampshire (a 75-minute drive), and Boston (a 3.25-hour drive). 

The 307-acre Holbrook State Park is contiguous to the property and features Round and Long Ponds. The park offers excellent hiking to cliffs overlooking Long Pond and trails around each pond. From the property, it’s just a short walk to Long Pond.


Access is provided by roughly 750’ of direct frontage along Route 122, a paved state road with electric power along its frontage.

An internal woods road runs from Route 122 into the land for ±750’. From this point, the road continues as a trail for 3,375’. This internal access hosts a VAST snowmobile trail during the winter months. The access road also provides a good foundation to establish a year-round driveway for the purpose of home construction.

Site Description

The property’s terrain is variable with mostly gentle slopes along the road frontage and internal access road. Moderate terrain exists along the intermediate slopes leading to Simpson Hill at its western and southeastern end. Southern exposure dominates with a few, west-facing slopes at the land’s northwestern end. 

Simpson Hill is the primary geographical feature of the land, with its double peak bisected by a narrow saddle. This site offers an excellent hiking experience and long views when tree leaves have fallen. Several woods trails lead to the hilltop.  

The high point on the forest (2,020’ Above Sea Level (ASL)) is at the top of Simpson Hill. The low point of elevation is along the road frontage at 1,760’.

Soils are generally well drained with the exception of a few small areas at the land’s southeastern boundary line (this boundary is yet to be established in the woods).

The property offers an attractive site to build a home just off the internal access with a short distance to Route 122 and electric power. Exceptional views to the south and southeast are possible with tree clearing around a home site.


The property’s potential sugarbush opportunity is the primary natural resource feature of the land. The timber data indicate a total of ±5,725 taps covering 63 acres, creating an average of ±92 taps per acre. This high level of taps, along with the land’s terrain that largely slopes to the access road, creates an exceptional potential sugarbush.  Sugar maple represents 97% of the maple tap count and electric power is located near the lowest point of elevation where sap would likely be collected.

The timber data reveals a property-wide Capital Timber Value (CTV) of $109,600 ($1,754/acre on the 63 acres). Hardwoods are the dominant species, holding 93% of total volume.  The individual species composition is dominated by sugar maple (90%).

Average diameter for both the sawlog component and for all products combined is 15.5” (as measured by volume).

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