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Single Family ResidenceResidential
$465,032
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 86How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $385,000 on Nov 7, 2022

2562 BLACK FALLS RD

MONTGOMERY, VT 05470
0
Baths
8.07 ac
Lot SizeThe size of the land the home sits on, from county records.

Valuation

$465K
$399K low$531K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$385,000 · Nov 7, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,787 (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.$196,300 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$43,800
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$152,500
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$219,000

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.32
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
5
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
44
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
96
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
8
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.7 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
CountyFRANKLIN
Lot (acres)The size of the land the home sits on, from county records.8.07
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(3)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Owner Tools

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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

2562 Black Falls Rd 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.

  • Worth more than 74% of homes in Franklin County
  • Has a bigger lot than 78% of homes in Franklin County

What homes are worth in Franklin County

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

This home
$79K$811K

This home is worth more than 84% of homes in Franklin County.

How it measures up in Franklin County

The dot is this home. The mark in the middle is the typical home in Franklin County.

Estimated value$465,032
CheaperTypical $358,429Pricier

Pricier than 74% of homes nearby

Lot size8.07 ac
SmallerTypical 1.2 acBigger

Bigger than 78% of homes nearby

How 2562 Black Falls Rd ranks against every home in each area.
MeasureThis homeFranklin County
Estimated valuepricier than$465,03274% of homes
Lot sizebigger than8.07 ac78% of homes

About 2562 Black Falls Rd

How much is 2562 Black Falls Rd, Montgomery, VT worth?

The TopHap Estimate for 2562 Black Falls Rd, Montgomery, VT is $465,032 as of Sep 24, 2026. The likely range is $398,889 to $531,175. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2562 Black Falls Rd, Montgomery, VT last sell?

2562 Black Falls Rd, Montgomery, VT last sold on Nov 7, 2022 for $385,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How does 2562 Black Falls Rd, Montgomery, VT compare to other homes in Franklin County?

Among the 19,740 homes in Franklin County, it is worth more than 74% of them ($465,032 against a typical $358,429) and its lot is bigger than 78% of them (8.07 ac against a typical 1.2 ac). These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2562 Black Falls Rd, Montgomery, VT?

The 2025 property tax bill for 2562 Black Falls Rd, Montgomery, VT was $3,787. The county assessed it at $196,300.

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