2368 Vt Rte #12West Berlin, VT 05663

[Info about current Property Tax amount for my home noted by Zillow is inaccurate---vastly higher than actual. Town of Berlin confirms today (9.23.2026)]

My Moon Garden* home is located about 5 miles south of Montpelier on Route 12. It sits on a bit less than 2 acres of woodland mostly sloping down to the Dog River. The house sits more than 20’ above the River; there are no flooding concerns. The house, driveway and garden sit on the high flat part of the lot. Down slope there is a creek, a waterfall seen from the house, all leading to the River. There is also a set of rail tie steps down to the River and a swimming hole there, though mostly the River is shallow. My garden and lawn are on one side of the driveway and the other side is a large pollinator field.

Suitable for starter home or aging-in-place, the front porch is one step up from the walk; same, one step up from the attached garage to the kitchen door. The heated garage is 900sf; two bays for cars and a workshop area between car parks and kitchen door.

The large, open front room holds living, dining and kitchen. Near by is a large pantry. Refrigerator, glass top electric stove/oven and dishwasher are newer. Counters are quartz with overhang for seating; this upgrade was done in 2019. At that time I also added a large stainless steel sink, faucet and under cupboard LED lighting for kitchen prep work. Cupboards are Hickory wood.

Livingroom includes the original owner’s elegant carpentry of wooden cupboards. Above this is the cable connection for tv. I added track lighting along that wall and one reading light near seating. Off the dining room, through a sliding door, is a 20’ x 12’ wood deck, one step down from home’s floor level.

The hall leads to 2 bedrooms, bathroom and utility room. Floors are hardwood, bathroom is tile and 2 bedrooms are carpeted.

The first bedroom includes built-in desk with drawers and shelving above, a good sized closet and a window looking out to the Moon Garden*. The larger bedroom has two windows (one looks out at waterfall below) and a large walk in closet.

The bathroom includes a jetted tub, laundry closet and linen closet. Lighting is excellent and exhaust fan is quietly effective. In counter sink (cupboard and drawers below), stainless steel faucet, medicine cabinet, towel and grab bars are included.

The utility room holds all the usual equipment: excellent (annually serviced) boiler, fuel tank (using B99 rather than fossil fuel), well water holding tank is new in 2020 (Clear Water has serviced well equipment annually), electric heat pump hot water heater is new. Other equipment of note: whole house radon exhaust system (not because of high readings, but just thinking ahead), Tesla power wall for electricity during outages. Hose bibs are located outside garage and back of house, near the deck. Garage door gaskets replaced in 2025 and house has been stained over the past three years. Throughout the home heating is in floor radiant, which includes the garage. Windows are covered with thermal shades which operate from top and bottom

*Moon Gardens focus largely on white, light blue/silver flowers and foliage. These become visible even at night by the light of the Moon.