> I tell them to imagine it as a statewide HOA.

Spitballing here, but I'd say 80% of VT is rural hamlets and villes. So lets talk that: valleys with properties usually very near the road built when some farmer sub'd their land and excluded the pastures behind said new homes. Or, properties up along some hillside or gore off dirt roads in the woods. OK?

Those places are akin to HOA's only due to the fact that they're run by the 'town fathers'; the click that collectively ignores everyone at town meeting day to preserve the status quo :)

> My house on 3.5 acres that is part of a neighborhood in rural VT subdivided in the 90s was rezoned to a 5 acre minimum several years ago.

My homestead was on 5ac, abutted by substantially larger tracts of land; either some farm or some woods logged or sugarbushed. I like the 5ac and think 3.5ac would feel too confining if I had neighbors. 5ac is about the min amount that offers real privacy and peace/quiet. I say this bec I have friends on smaller lots and they beef about noise/neighbors with too much regularity.

Just my .02 - Peace Out!