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Single Family ResidenceResidential
$170,484$154 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 89How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

118 FRANCES DR

THREE RIVERS, TX 78071
0
Baths
1,107 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1.25 ac
Lot SizeThe size of the land the home sits on, from county records.
1998
Year BuiltThe year the home was originally built, according to county records.

Valuation

$170K
$151K low$190K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$170,484
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$136,387

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$505 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$105,770 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$7,500
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$98,270
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$107,913
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$105,770

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.46
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
75
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
100
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
40
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
9
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.6 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyLive Oak
Lot (acres)The size of the land the home sits on, from county records.1.25
HeatingThe type of heating system in the home.None
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Three Rivers Jr/Sr High SchoolC-
Middle · Grades 7–12 · 3.4 mi
E
Three Rivers Elementary SchoolC-
Elementary · Grades KG–6 · 3.4 mi

District: Three Rivers Independent School District

Neighborhood · ZIP 78071These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.80
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.88
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.30

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.76%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.14%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.17%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.4,160
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.13 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$62,395
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$73,291
Average tempThe average temperature here across a full year.71°F
Annual precipHow much rain and melted snow falls here in a typical year.27 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.60%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

118 Frances Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Costs more per square foot than 78% of homes in Three Rivers 78071
  • Smaller than 71% of homes in Three Rivers 78071
  • Has a bigger lot than 73% of homes in Three Rivers 78071

What homes are worth in Three Rivers 78071

Each bar is how many homes fall in that price range. The marker is this home.

This home
$74K$395K

This home is worth more than 48% of homes in Three Rivers 78071.

How it measures up in Three Rivers 78071

The dot is this home. The mark in the middle is the typical home in Three Rivers 78071.

Estimated value$170,484
CheaperTypical $174,072Pricier

Pricier than 48% of homes nearby

Price per ft²$154
CheaperTypical $120Pricier

Pricier than 78% of homes nearby

Living area1,107 ft²
SmallerTypical 1,365 ft²Bigger

Bigger than 29% of homes nearby

Lot size1.25 ac
SmallerTypical 0.84 acBigger

Bigger than 73% of homes nearby

Year built1998
OlderTypical 1998Newer

Newer than 50% of homes nearby

How 118 Frances Dr ranks against every home in each area.
MeasureThis homeThree Rivers 78071Live Oak County
Estimated valuepricier than$170,48448% of homes50% of homes
Price per ft²pricier than$15478% of homes66% of homes
Living areabigger than1,107 ft²29% of homes34% of homes
Lot sizebigger than1.25 ac73% of homes66% of homes
Year builtnewer than199850% of homes53% of homes

About 118 Frances Dr

How much is 118 Frances Dr, Three Rivers, TX worth?

The TopHap Estimate for 118 Frances Dr, Three Rivers, TX is $170,484 as of Jul 14, 2026. The likely range is $150,976 to $189,992. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 118 Frances Dr, Three Rivers, TX?

118 Frances Dr, Three Rivers, TX has 1,107 square feet of living space and a 1.25-acre lot.

When was 118 Frances Dr, Three Rivers, TX built?

118 Frances Dr, Three Rivers, TX was built in 1998, making it 28 years old.

What schools serve 118 Frances Dr, Three Rivers, TX?

118 Frances Dr, Three Rivers, TX is assigned to Three Rivers Jr/Sr High School (middle), rated C-; Three Rivers Elementary School (elementary), rated C-. All sit in Three Rivers Independent School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 118 Frances Dr, Three Rivers, TX compare to other homes in Three Rivers 78071?

Among the 1,496 homes in Three Rivers 78071, it is worth more than 48% of them ($170,484 against a typical $174,072), its price per square foot is higher than 78% of them ($154 against a typical $120), it is bigger than 29% of them (1,107 ft² against a typical 1,365 ft²), its lot is bigger than 73% of them (1.25 ac against a typical 0.84 ac) and it is newer than 50% of them (1998 against a typical 1998). Measured against all of Live Oak County, it is worth more than 50% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 118 Frances Dr, Three Rivers, TX?

The 2025 property tax bill for 118 Frances Dr, Three Rivers, TX was $505. The county assessed it at $105,770.

Closest homes

More homes in Three Rivers 78071

Assigned schools

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