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Rural ResidenceResidential
$192,118$60 / 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 60How 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

31352 RUTLAND HOLLOW RD

BLACK RIVER, NY 13612
3
Beds
1
Baths
3,216 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.
5.1 ac
Lot SizeThe size of the land the home sits on, from county records.
1826
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$192K
$115K low$269K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,548 (2024)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$80,700 (2024)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$30,700
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$50,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$80,700
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$98,415

Climate Risk

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.30%
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.area not mapped

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Rural Residence
StyleThe architectural style of the home, such as ranch or colonial.Traditional/Old
CountyJefferson
Lot (acres)The size of the land the home sits on, from county records.5.10
HeatingThe type of heating system in the home.Forced Air
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached
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.Porch · 970 ft²

Transaction History(2)

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
Black River SchoolC+
Elementary · Grades PK–4 · 3.4 mi
M
Carthage Middle SchoolB-
Middle · Grades 5–8 · 4.9 mi
H
Carthage Senior High SchoolC
High · Grades 9–12 · 5.0 mi

District: Carthage Central School District

Neighborhood · ZIP 13612These 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.113
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.89
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.64

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.88%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.19%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.9%
PopulationHow many people live in this area.2,394
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.135 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$69,398
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$82,589
Average tempThe average temperature here across a full year.43°F
Annual precipHow much rain and melted snow falls here in a typical year.47 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.46%

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

31352 Rutland Hollow 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 less than 66% of homes in Black River 13612
  • Costs less per square foot than 98% of homes in Black River 13612
  • Bigger than 98% of homes in Black River 13612
  • Has a bigger lot than 87% of homes in Black River 13612
  • Among the oldest homes in Black River 13612

What homes are worth in Black River 13612

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

This home
$102K$423K

This home is worth more than 34% of homes in Black River 13612.

How it measures up in Black River 13612

The dot is this home. The mark in the middle is the typical home in Black River 13612.

Estimated value$192,118
CheaperTypical $222,630Pricier

Pricier than 34% of homes nearby

Price per ft²$60
CheaperTypical $142Pricier

Pricier than 2% of homes nearby

Living area3,216 ft²
SmallerTypical 1,551 ft²Bigger

Bigger than 98% of homes nearby

Lot size5.1 ac
SmallerTypical 0.62 acBigger

Bigger than 87% of homes nearby

Year built1826
OlderTypical 1969Newer

Older than almost all homes nearby

How 31352 Rutland Hollow Rd ranks against every home in each area.
MeasureThis homeBlack River 13612Jefferson County
Estimated valuepricier than$192,11834% of homes48% of homes
Price per ft²pricier than$602% of homes6% of homes
Living areabigger than3,216 ft²98% of homes97% of homes
Lot sizebigger than5.1 ac87% of homes85% of homes
Year builtnewer than1826almost no homesalmost no homes

About 31352 Rutland Hollow Rd

How much is 31352 Rutland Hollow Rd, Black River, NY worth?

The TopHap Estimate for 31352 Rutland Hollow Rd, Black River, NY is $192,118 as of Aug 30, 2026. The likely range is $115,035 to $269,201. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 31352 Rutland Hollow Rd, Black River, NY last sell?

31352 Rutland Hollow Rd, Black River, NY last sold on Aug 13, 2021, according to the county's recorded deed.

How big is 31352 Rutland Hollow Rd, Black River, NY?

31352 Rutland Hollow Rd, Black River, NY has 3 bedrooms, 1 bathrooms, 3,216 square feet of living space and a 5.10-acre lot.

When was 31352 Rutland Hollow Rd, Black River, NY built?

31352 Rutland Hollow Rd, Black River, NY was built in 1826, making it 200 years old. It is a traditional/old home. The building has 2 stories.

What schools serve 31352 Rutland Hollow Rd, Black River, NY?

31352 Rutland Hollow Rd, Black River, NY is assigned to Black River School (elementary), rated C+; Carthage Middle School (middle), rated B-; Carthage Senior High School (high), rated C. All sit in Carthage Central School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 31352 Rutland Hollow Rd, Black River, NY compare to other homes in Black River 13612?

Among the 913 homes in Black River 13612, it is worth more than 34% of them ($192,118 against a typical $222,630), its price per square foot is higher than 2% of them ($60 against a typical $142), it is bigger than 98% of them (3,216 ft² against a typical 1,551 ft²), its lot is bigger than 87% of them (5.1 ac against a typical 0.62 ac) and it is newer than almost none of them (1826 against a typical 1969). Measured against all of Jefferson County, it is worth more than 48% 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 31352 Rutland Hollow Rd, Black River, NY?

The 2024 property tax bill for 31352 Rutland Hollow Rd, Black River, NY was $1,548. The county assessed it at $80,700.

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