Stowe Land Trust Tom Rogers shared their guest perspective with the Stowe Reporter.
I still vividly remember the first time I visited this valley. It was a late July afternoon, and I was a high school junior on a multi-day road biking trip through Northern Vermont with two friends. We glided through the tunnel of trees on Shutesville Hill, passed the charming Stowe village and pedaled up the bustling Mountain Road. As we watched the orange light of sunset stretch across the valley from the grassy slopes of Spruce Peak, I knew this was the place I wanted to call home.
My wife and I finally settled here in 2011, our Subaru running on fumes and our wallets nearly as empty as we rolled into town. We found a cozy home in Stowe Hollow and, soon after, we began our family. We were home.
Since then, we’ve shared with our daughters our love for this special place where land and community come together, soaking in the vibrant fall colors from the top of the Pinnacle, teaching them to mountain bike on Cady Hill, and catching up with friends on the sidelines of the soccer field at Mayo Farm.
Our reasons for loving this valley are not unique. But is our story of a young couple buying a home and raising a family here no longer attainable?
The value of our home has increased so significantly since we purchased it that, if we were trying to buy today, it would be beyond our financial reach. While external factors like the broader housing market, Covid-19 and remote work have contributed to these price increases, the choices we’ve made as a community have also played a role in shaping housing affordability.
As Stowe looks to the future, the question remains: how do we preserve the qualities of Stowe that so many of us fell in love with, while simultaneously addressing the challenge of housing affordability?
I believe our community can do both. This is not an “either/or” question. It’s a “both/and” conversation. The notion that land conservation and housing development are mutually exclusive is a false dichotomy. We don’t have to choose between protecting the very qualities that make Stowe unique and ensuring future generations can call this valley home. It is entirely possible — and necessary — to do both.
The good news is Stowe is currently engaged in an important town planning process, a chance to make crucial decisions about our values and priorities and create a collective vision for our shared future. Several key insights are already emerging from this process.
First, this community unambiguously supports land conservation. An overwhelming majority of the nearly 600 community members who responded to the recent Stowe 2050 Survey identified our scenic beauty and landscapes, our trails, parks and outdoor recreation as what sets this area apart. Outdoor activities like hiking, skiing and cycling were identified as the number one reason survey respondents came here.
There is also a powerful, collective desire to continue preserving these landscapes, with more than six out of seven survey respondents agreeing that conserving more land to protect rural areas and natural spaces should be a priority. This isn’t just about maintaining the beauty of the valley — it’s about preserving our way of life.
Second, we need to take a closer look at how we use the housing that already exists. Stowe currently has more than 4,000 housing units. Over the past 15 years, we’ve added hundreds more, yet the percentage of homes occupied by full-time residents has dropped significantly — from one-third to just one-quarter. Clearly, new development alone isn’t addressing our challenges around housing full-time residents, nor will it without broader changes to our development approach.
There is still plenty of land available for thoughtful development. The Stowe Development Review Board is currently reviewing permits for 225 new housing units, which would increase our housing stock by more than five percent in the coming years. But an analysis of the projects currently under review reveals that very few are designed to meet the needs of our community workforce. The Stowe area has always had a blend of locals and visitors, full-time and part-time residents. This mix is part of our DNA, the very recipe of success for our community. It is essential that the town and state work together to create the right incentives that encourage the construction of a diverse range of housing options.
Addressing the housing crisis requires an honest, comprehensive examination of the factors driving our high cost of living and limited residential housing availability, as well as the environmental and social impact of development. There is no single cause, nor is there a single solution. What we need is a careful, holistic assessment of policies and incentives — at both the local and state levels — that have contributed to the current state of affairs.
Fortunately, the Stowe Selectboard has created a Housing Task Force to tackle these issues head-on. The Stowe Land Trust is also collaborating with town officials to explore “both/and” solutions to achieve the dual goals of housing and land conservation.
Stowe can learn from similar communities that have successfully implemented a range of strategies, from tax incentives and zoning reforms to inclusive housing policies and community land trusts. By drawing from these examples, we can craft a tailored approach that works for us.
It’s also becoming increasingly clear that Stowe’s challenges — traffic congestion, housing, environmental integrity, and flood resilience — extend beyond our town borders. The surrounding towns of Waterbury, Morrisville and others share these issues, and we must begin to think of ourselves as part of a larger regional community. Valley-wide cooperation is key to crafting comprehensive solutions that work for all.
Fifteen years after settling here, my love and pride for this community are stronger than ever. From the farmers market to the fall block party to the Stowe Derby, this valley remains a place where land and community come together. By working together, we can continue to protect the lands and waters we love while welcoming visitors, housing residents and maintaining the quality of life of our mountain town.