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Single Family ResidenceResidential
$355,176$221 / 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 88How 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

776 RIVER RD

MONTPELIER, VT 05602
3
Beds
1
Baths
1,610 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.
0.44 ac
Lot SizeThe size of the land the home sits on, from county records.
1963
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$355K
$313K low$397K 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.$260,176
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$208,141
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.22%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$95,000
VERMONT STATE EMPLOYEES CU · recorded Dec 3, 2012

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,665 (2022)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$236,300 (2024)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$72,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$164,300
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$165,300

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.48
91
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
3
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
50
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
84
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
13
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.197 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%
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.1 percent flood zone

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
CountyWashington
Lot (acres)The size of the land the home sits on, from county records.0.44
HeatingThe type of heating system in the home.None
PoolWhether the property has a pool, and what kind, such as in-ground.No

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.

M
Crossett Brook Middle SchoolB
Middle · Grades 5–8 · 4.9 mi
E
Moretown Elementary SchoolA+
Elementary · Grades PK–6 · 5.3 mi
H
Harwood Union Middle / High SchoolA+
High · Grades 7–12 · 6.2 mi

District: Harwood Unified School District

Neighborhood · ZIP 05602These 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.114
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.88
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.74

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.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.34%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.5.8%
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.12,191
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.142 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$83,726
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$106,420
Average tempThe average temperature here across a full year.42°F
Annual precipHow much rain and melted snow falls here in a typical year.41 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.No

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

776 River 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 69% of homes in Montpelier 05602
  • Costs less per square foot than 87% of homes in Montpelier 05602
  • Has a smaller lot than 72% of homes in Washington County

What homes are worth in Montpelier 05602

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

This home
$197K$866K

This home is worth more than 31% of homes in Montpelier 05602.

How it measures up in Montpelier 05602

The dot is this home. The mark in the middle is the typical home in Montpelier 05602.

Estimated value$355,176
CheaperTypical $428,940Pricier

Pricier than 31% of homes nearby

Price per ft²$221
CheaperTypical $291Pricier

Pricier than 13% of homes nearby

Living area1,610 ft²
SmallerTypical 1,524 ft²Bigger

Bigger than 55% of homes nearby

Lot size0.44 ac
SmallerTypical 0.76 acBigger

Bigger than 39% of homes nearby

Year built1963
OlderTypical 1961Newer

Newer than 52% of homes nearby

How 776 River Rd ranks against every home in each area.
MeasureThis homeMontpelier 05602Washington County
Estimated valuepricier than$355,17631% of homes43% of homes
Price per ft²pricier than$22113% of homes28% of homes
Living areabigger than1,610 ft²55% of homes56% of homes
Lot sizebigger than0.44 ac39% of homes28% of homes
Year builtnewer than196352% of homes37% of homes

About 776 River Rd

How much is 776 River Rd, Montpelier, VT worth?

The TopHap Estimate for 776 River Rd, Montpelier, VT is $355,176 as of Jul 14, 2026. The likely range is $313,480 to $396,872. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 776 River Rd, Montpelier, VT?

776 River Rd, Montpelier, VT has 3 bedrooms, 1 bathrooms, 1,610 square feet of living space and a 0.44-acre lot.

When was 776 River Rd, Montpelier, VT built?

776 River Rd, Montpelier, VT was built in 1963, making it 63 years old. The building has 2 stories.

What schools serve 776 River Rd, Montpelier, VT?

776 River Rd, Montpelier, VT is assigned to Crossett Brook Middle School (middle), rated B; Moretown Elementary School (elementary), rated A+; Harwood Union Middle / High School (high), rated A+. All sit in Harwood Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 776 River Rd, Montpelier, VT compare to other homes in Montpelier 05602?

Among the 4,404 homes in Montpelier 05602, it is worth more than 31% of them ($355,176 against a typical $428,940), its price per square foot is higher than 13% of them ($221 against a typical $291), it is bigger than 55% of them (1,610 ft² against a typical 1,524 ft²), its lot is bigger than 39% of them (0.44 ac against a typical 0.76 ac) and it is newer than 52% of them (1963 against a typical 1961). Measured against all of Washington County, it is worth more than 43% 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 776 River Rd, Montpelier, VT?

The 2022 property tax bill for 776 River Rd, Montpelier, VT was $3,665. The county assessed it at $236,300.

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Assigned schools

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