A growing rural movement is pushing back against Vermont's land-use policies, arguing that local communities should have a stronger voice in decisions about development, housing, agriculture and conservation.

The movement, known as Rural Vermont Rising, has grown significantly since opposition to Act 181 brought together farmers, landowners and other rural residents. A September 23 report from VTDigger said the group now has roughly 18,000 members on Facebook, with at least 14 local chapters forming across the state.

The debate centers partly on Act 181, Vermont's major land-use reform law. Earlier this year, lawmakers rolled back portions of the law after criticism from rural communities, including provisions involving development reviews in sensitive areas and certain roads and driveways.

But the larger debate has not gone away.

Rural Vermont Rising members are continuing to question how much authority should rest with state and regional planning bodies when decisions affect individual towns and property owners.

Regional Planning Becomes a Flashpoint

One of the biggest current points of contention is a proposed regional plan from the Two Rivers-Ottauquechee Regional Commission, which covers 30 towns in central and eastern Vermont.

The draft plan includes maps identifying areas considered more or less suitable for different types of development, along with policies affecting future projects.

Some residents have criticized the plan as too restrictive, while the regional commission says the planning process has included extensive public participation and remains within Vermont's existing land-use framework.

The Vermont Land Use Review Board has also raised concerns about parts of the plan, including whether some proposed restrictions could affect property rights or create barriers to housing and rural economic development.

Meanwhile, Vermont's regional planning system is undergoing a major transition. Under Act 181, the state's 11 regional planning commissions must adopt compliant regional plans by the end of 2026, with the Land Use Review Board reviewing those plans.

Why It Matters for Housing

The debate has direct implications for Vermont's real estate market.

Land-use rules can determine where homes can be built, how much development a property can support and what approvals a project must receive.

Supporters of stronger local control argue that towns need flexibility to respond to their own housing and economic conditions. Others maintain that regional planning is necessary to coordinate development, protect natural resources and manage growth across municipal boundaries.

For developers and property owners, the outcome could influence future development opportunities across rural Vermont.

With regional plans now moving toward formal review and adoption, the debate over how Vermont balances housing needs, property rights, conservation and rural economic development is likely to remain a major issue heading into 2027.