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Single Family ResidenceResidential
$158,037
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 69How 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

446 HARDWOOD HILL RD

RICHFORD, VT 05476
0
Baths
0.5 ac
Lot SizeThe size of the land the home sits on, from county records.
1
StoriesHow many floors the home has above ground.

Valuation

$158K
$109K low$208K 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.$158,037
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$126,430

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,554 (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.$161,200 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$25,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$136,200
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$161,200

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.33
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
6
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
48
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.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%

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.0.50
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.

E
Richford Elementary SchoolD-
Elementary · Grades PK–5 · 0.2 mi
M
Richford Junior / Senior High SchoolD
Middle · Grades 6–12 · 0.9 mi

District: Enosburgh - Richford Unified Union School District

Neighborhood · ZIP 05476These 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.120
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.90
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.83

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.86%
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.18%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.7%
PopulationHow many people live in this area.2,954
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.49 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$58,891
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$66,563
Average tempThe average temperature here across a full year.41°F
Annual precipHow much rain and melted snow falls here in a typical year.50 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.49%

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.Yes

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

446 Hardwood Hill 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 95% of homes in Franklin County
  • Has a smaller lot than 71% of homes in Franklin County

What homes are worth in Richford 05476

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

This home
$52K$561K

This home is worth more than 31% of homes in Richford 05476.

How it measures up in Richford 05476

The dot is this home. The mark in the middle is the typical home in Richford 05476.

Estimated value$158,037
CheaperTypical $202,276Pricier

Pricier than 31% of homes nearby

Lot size0.5 ac
SmallerTypical 1.5 acBigger

Bigger than 35% of homes nearby

How 446 Hardwood Hill Rd ranks against every home in each area.
MeasureThis homeRichford 05476Franklin County
Estimated valuepricier than$158,03731% of homes5% of homes
Lot sizebigger than0.5 ac35% of homes29% of homes

About 446 Hardwood Hill Rd

How much is 446 Hardwood Hill Rd, Richford, VT worth?

The TopHap Estimate for 446 Hardwood Hill Rd, Richford, VT is $158,037 as of Jul 14, 2026. The likely range is $108,567 to $207,507. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 446 Hardwood Hill Rd, Richford, VT last sell?

446 Hardwood Hill Rd, Richford, VT last sold on Jan 1, 1900, according to the county's recorded deed.

What schools serve 446 Hardwood Hill Rd, Richford, VT?

446 Hardwood Hill Rd, Richford, VT is assigned to Richford Elementary School (elementary), rated D-; Richford Junior / Senior High School (middle), rated D. All sit in Enosburgh - Richford Unified Union School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 446 Hardwood Hill Rd, Richford, VT compare to other homes in Richford 05476?

Among the 1,185 homes in Richford 05476, it is worth more than 31% of them ($158,037 against a typical $202,276) and its lot is bigger than 35% of them (0.5 ac against a typical 1.5 ac). Measured against all of Franklin County, it is worth more than 5% 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 446 Hardwood Hill Rd, Richford, VT?

The 2025 property tax bill for 446 Hardwood Hill Rd, Richford, VT was $1,554. The county assessed it at $161,200.

Closest homes

More homes in Richford 05476

Assigned schools

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