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Single Family ResidenceResidential
$2,383,804$343 / 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 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

2960 RIVER REACH

WILLIAMSBURG, VA 23185
4
Beds
5.5
Baths
6,948 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.
1.89 ac
Lot SizeThe size of the land the home sits on, from county records.
2001
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
14
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
4
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$2.4M
$2M low$2.7M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$19,731 (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.$2,377,200 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$1,097,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$1,280,200
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$2,377,200
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$2,377,200

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.61
100
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
19
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
80
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
80
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
30
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.12 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.89%
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
CountyJAMES CITY
Lot (acres)The size of the land the home sits on, from county records.1.89
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.No Foundation
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
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
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Deck · 160 ft²Patio · 160 ft²

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

H
Jamestown High SchoolB-
High · Grades 9–12 · 1.9 mi
E
Matoaka Elementary SchoolA-
Elementary · Grades KG–5 · 2.2 mi
M
Lois Hornsby Middle SchoolA-
Middle · Grades 6–8 · 6.2 mi

District: Williamsburg - James City County Public Schools

Neighborhood · ZIP 23185These 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.102
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.76
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.32

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.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.26%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.5%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.8%
PopulationHow many people live in this area.49,930
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.538 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$104,058
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$127,105
Average tempThe average temperature here across a full year.59°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.63%

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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

2960 River Reach 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.

  • Among the most valuable homes in Williamsburg 23185
  • Costs more per square foot than 96% of homes in Williamsburg 23185
  • Among the largest homes in James City County
  • Has a bigger lot than 98% of homes in Williamsburg 23185
  • Newer than 74% of homes in Williamsburg 23185

What homes are worth in Williamsburg 23185

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

This home
$195K$1.4M

This home is worth more than almost all homes in Williamsburg 23185.

How it measures up in Williamsburg 23185

The dot is this home. The mark in the middle is the typical home in Williamsburg 23185.

Estimated value$2,383,804
CheaperTypical $476,499Pricier

Pricier than almost all homes nearby

Price per ft²$343
CheaperTypical $224Pricier

Pricier than 96% of homes nearby

Living area6,948 ft²
SmallerTypical 2,100 ft²Bigger

Bigger than almost all homes nearby

Lot size1.89 ac
SmallerTypical 0.33 acBigger

Bigger than 98% of homes nearby

Year built2001
OlderTypical 1990Newer

Newer than 74% of homes nearby

How 2960 River Reach ranks against every home in each area.
MeasureThis homeWilliamsburg 23185James City County
Estimated valuepricier than$2,383,804almost all homesalmost all homes
Price per ft²pricier than$34396% of homes96% of homes
Living areabigger than6,948 ft²almost all homesalmost all homes
Lot sizebigger than1.89 ac98% of homes94% of homes
Year builtnewer than200174% of homes58% of homes

About 2960 River Reach

How much is 2960 River Reach, Williamsburg, VA worth?

The TopHap Estimate for 2960 River Reach, Williamsburg, VA is $2,383,804 as of Sep 24, 2026. The likely range is $2,048,825 to $2,718,783. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2960 River Reach, Williamsburg, VA last sell?

2960 River Reach, Williamsburg, VA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 2960 River Reach, Williamsburg, VA?

2960 River Reach, Williamsburg, VA has 4 bedrooms, 5.5 bathrooms, 6,948 square feet of living space and a 1.89-acre lot.

When was 2960 River Reach, Williamsburg, VA built?

2960 River Reach, Williamsburg, VA was built in 2001, making it 25 years old. The building has 2 stories.

What schools serve 2960 River Reach, Williamsburg, VA?

2960 River Reach, Williamsburg, VA is assigned to Jamestown High School (high), rated B-; Matoaka Elementary School (elementary), rated A-; Lois Hornsby Middle School (middle), rated A-. All sit in Williamsburg - James City County Public Schools. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2960 River Reach, Williamsburg, VA compare to other homes in Williamsburg 23185?

Among the 17,879 homes in Williamsburg 23185, it is worth more than almost all of them ($2,383,804 against a typical $476,499), its price per square foot is higher than 96% of them ($343 against a typical $224), it is bigger than almost all of them (6,948 ft² against a typical 2,100 ft²), its lot is bigger than 98% of them (1.89 ac against a typical 0.33 ac) and it is newer than 74% of them (2001 against a typical 1990). Measured against all of James City County, it is worth more than almost all 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 2960 River Reach, Williamsburg, VA?

The 2025 property tax bill for 2960 River Reach, Williamsburg, VA was $19,731. The county assessed it at $2,377,200.

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