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Single Family ResidenceResidential
$434,476$161 / 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 92How 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
Last sold for $430,000 on Feb 10, 2026

5449 BRANDON BLUFF WAY

RICHMOND, VA 23223
3
Beds
2.5
Baths
2,699 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.
0.35 ac
Lot SizeThe size of the land the home sits on, from county records.
2015
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
9
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$434K
$401K low$468K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$430,000 · Feb 10, 2026

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,335 (2026)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$401,800 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$58,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$343,800
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$380,500
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$401,800

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.39
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
13
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
81
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
72
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.
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
StyleThe architectural style of the home, such as ranch or colonial.Colonial
CountyHENRICO
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.2019
Lot (acres)The size of the land the home sits on, from county records.0.35
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
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 · 30 ft²

Transaction History(4)

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
Adams Elementary SchoolD-
Elementary · Grades PK–5 · 0.6 mi
M
Fairfield Middle SchoolD-
Middle · Grades 6–8 · 0.6 mi
H
Highland Springs High SchoolD
High · Grades 9–12 · 1.7 mi

District: Henrico County Public Schools

Neighborhood · ZIP 23223These 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.129
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.95
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.65

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.18%
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.0.9%
PopulationHow many people live in this area.52,337
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,080 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$63,361
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$80,419
Average tempThe average temperature here across a full year.58°F
Annual precipHow much rain and melted snow falls here in a typical year.44 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

5449 Brandon Bluff 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 more than 86% of homes in Richmond 23223
  • Costs less per square foot than 90% of homes in Henrico County
  • Bigger than 95% of homes in Richmond 23223
  • Has a bigger lot than 88% of homes in Richmond 23223
  • Newer than 91% of homes in Henrico County

What homes are worth in Richmond 23223

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

This home
$99K$720K

This home is worth more than 86% of homes in Richmond 23223.

How it measures up in Richmond 23223

The dot is this home. The mark in the middle is the typical home in Richmond 23223.

Estimated value$434,476
CheaperTypical $271,819Pricier

Pricier than 86% of homes nearby

Price per ft²$161
CheaperTypical $202Pricier

Pricier than 22% of homes nearby

Living area2,699 ft²
SmallerTypical 1,388 ft²Bigger

Bigger than 95% of homes nearby

Lot size0.35 ac
SmallerTypical 0.18 acBigger

Bigger than 88% of homes nearby

Year built2015
OlderTypical 1968Newer

Newer than 90% of homes nearby

How 5449 Brandon Bluff Way ranks against every home in each area.
MeasureThis homeRichmond 23223Henrico County
Estimated valuepricier than$434,47686% of homes62% of homes
Price per ft²pricier than$16122% of homes10% of homes
Living areabigger than2,699 ft²95% of homes84% of homes
Lot sizebigger than0.35 ac88% of homes66% of homes
Year builtnewer than201590% of homes91% of homes

About 5449 Brandon Bluff Way

How much is 5449 Brandon Bluff Way, Richmond, VA worth?

The TopHap Estimate for 5449 Brandon Bluff Way, Richmond, VA is $434,476 as of Aug 30, 2026. The likely range is $401,089 to $467,863. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 5449 Brandon Bluff Way, Richmond, VA last sell?

5449 Brandon Bluff Way, Richmond, VA last sold on Feb 10, 2026 for $430,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

How big is 5449 Brandon Bluff Way, Richmond, VA?

5449 Brandon Bluff Way, Richmond, VA has 3 bedrooms, 2.5 bathrooms, 2,699 square feet of living space and a 0.35-acre lot.

When was 5449 Brandon Bluff Way, Richmond, VA built?

5449 Brandon Bluff Way, Richmond, VA was built in 2015, making it 11 years old. It is a colonial home. The building has 2 stories.

What schools serve 5449 Brandon Bluff Way, Richmond, VA?

5449 Brandon Bluff Way, Richmond, VA is assigned to Adams Elementary School (elementary), rated D-; Fairfield Middle School (middle), rated D-; Highland Springs High School (high), rated D. All sit in Henrico County Public Schools. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 5449 Brandon Bluff Way, Richmond, VA compare to other homes in Richmond 23223?

Among the 15,114 homes in Richmond 23223, it is worth more than 86% of them ($434,476 against a typical $271,819), its price per square foot is higher than 22% of them ($161 against a typical $202), it is bigger than 95% of them (2,699 ft² against a typical 1,388 ft²), its lot is bigger than 88% of them (0.35 ac against a typical 0.18 ac) and it is newer than 90% of them (2015 against a typical 1968). Measured against all of Henrico County, it is worth more than 62% 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 5449 Brandon Bluff Way, Richmond, VA?

The 2026 property tax bill for 5449 Brandon Bluff Way, Richmond, VA was $3,335. The county assessed it at $401,800.

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