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Single Family ResidenceResidential
$312,251$168 / 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 95How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

2821 WILLOW GULCH WAY

RICHMOND, TX 77469
4
Beds
2
Baths
1,860 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.
0.21 ac
Lot SizeThe size of the land the home sits on, from county records.
2023
Year BuiltThe year the home was originally built, according to county records.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$312K
$296K low$329K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,026 (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.$326,588 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$90,805
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$235,783
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$326,588
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$326,588

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.47
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
43
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
98
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
59
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
38
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

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
CountyFort Bend
Lot (acres)The size of the land the home sits on, from county records.0.21
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.Mat/Raft Foundation (Slab)
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 134 ft²

Transaction History(1)

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

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

E
Arredondo Elementary SchoolA
Elementary · Grades PK–5 · 1.2 mi
M
Wright Junior High SchoolB
Middle · Grades 7–8 · 2.2 mi
H
Randle High SchoolB-
High · Grades 9–12 · 2.2 mi

District: Lamar Consolidated Independent School District

Neighborhood · ZIP 77469These 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.112
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.86
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.22

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.94%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.25%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.66,912
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.590 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$95,362
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$121,495
Average tempThe average temperature here across a full year.69°F
Annual precipHow much rain and melted snow falls here in a typical year.48 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.58%

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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

2821 Willow Gulch Way 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 less than 70% of homes in Fort Bend County
  • Costs more per square foot than 70% of homes in Richmond 77469
  • Smaller than 75% of homes in Fort Bend County
  • Has a bigger lot than 70% of homes in Richmond 77469
  • Newer than 97% of homes in Fort Bend County

What homes are worth in Richmond 77469

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

This home
$147K$796K

This home is worth more than 41% of homes in Richmond 77469.

How it measures up in Richmond 77469

The dot is this home. The mark in the middle is the typical home in Richmond 77469.

Estimated value$312,251
CheaperTypical $336,618Pricier

Pricier than 41% of homes nearby

Price per ft²$168
CheaperTypical $153Pricier

Pricier than 70% of homes nearby

Living area1,860 ft²
SmallerTypical 2,218 ft²Bigger

Bigger than 34% of homes nearby

Lot size0.21 ac
SmallerTypical 0.18 acBigger

Bigger than 70% of homes nearby

Year built2023
OlderTypical 2014Newer

Newer than 96% of homes nearby

How 2821 Willow Gulch Way ranks against every home in each area.
MeasureThis homeRichmond 77469Fort Bend County
Estimated valuepricier than$312,25141% of homes30% of homes
Price per ft²pricier than$16870% of homes56% of homes
Living areabigger than1,860 ft²34% of homes25% of homes
Lot sizebigger than0.21 ac70% of homes67% of homes
Year builtnewer than202396% of homes97% of homes

About 2821 Willow Gulch Way

How much is 2821 Willow Gulch Way, Richmond, TX worth?

The TopHap Estimate for 2821 Willow Gulch Way, Richmond, TX is $312,251 as of Aug 30, 2026. The likely range is $295,883 to $328,619. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2821 Willow Gulch Way, Richmond, TX last sell?

2821 Willow Gulch Way, Richmond, TX last sold on Jan 23, 2024, according to the county's recorded deed.

How big is 2821 Willow Gulch Way, Richmond, TX?

2821 Willow Gulch Way, Richmond, TX has 4 bedrooms, 2 bathrooms, 1,860 square feet of living space and a 0.21-acre lot.

When was 2821 Willow Gulch Way, Richmond, TX built?

2821 Willow Gulch Way, Richmond, TX was built in 2023, making it 3 years old.

What schools serve 2821 Willow Gulch Way, Richmond, TX?

2821 Willow Gulch Way, Richmond, TX is assigned to Arredondo Elementary School (elementary), rated A; Wright Junior High School (middle), rated B; Randle High School (high), rated B-. All sit in Lamar Consolidated Independent School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2821 Willow Gulch Way, Richmond, TX compare to other homes in Richmond 77469?

Among the 25,696 homes in Richmond 77469, it is worth more than 41% of them ($312,251 against a typical $336,618), its price per square foot is higher than 70% of them ($168 against a typical $153), it is bigger than 34% of them (1,860 ft² against a typical 2,218 ft²), its lot is bigger than 70% of them (0.21 ac against a typical 0.18 ac) and it is newer than 96% of them (2023 against a typical 2014). Measured against all of Fort Bend County, it is worth more than 30% 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 2821 Willow Gulch Way, Richmond, TX?

The 2025 property tax bill for 2821 Willow Gulch Way, Richmond, TX was $4,026. The county assessed it at $326,588.

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