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Single Family ResidenceResidential
$154,345$292 / 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 82How 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

8449 HIGHWAY O

VILLA RIDGE, MO 63089
2
Beds
1
Baths
529 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.
13.6 ac
Lot SizeThe size of the land the home sits on, from county records.
1930
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
4
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$154K
$127K low$182K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$434 (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.$5,626 (2025)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$5,366
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$31,150

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.181 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
StyleThe architectural style of the home, such as ranch or colonial.A-Frame
CountyFranklin
Lot (acres)The size of the land the home sits on, from county records.13.60
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
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.

E
Robertsville Elementary SchoolB+
Elementary · Grades KG–4 · 3.9 mi
H
Pacific High SchoolC
High · Grades 9–12 · 6.4 mi
M
Riverbend Middle SchoolB+
Middle · Grades 7–8 · 6.5 mi

District: Meramec Valley R-Iii School District

Neighborhood · ZIP 63089These 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.92
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.115

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.95%
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.7.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.6,335
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.167 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$89,505
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$99,299
Average tempThe average temperature here across a full year.55°F
Annual precipHow much rain and melted snow falls here in a typical year.42 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.57%

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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

8449 Highway O 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 97% of homes in Villa Ridge 63089
  • Costs more per square foot than 91% of homes in Villa Ridge 63089
  • Smaller than 98% of homes in Villa Ridge 63089
  • Has a bigger lot than 93% of homes in Villa Ridge 63089
  • Older than 96% of homes in Villa Ridge 63089

What homes are worth in Villa Ridge 63089

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

This home
$147K$753K

This home is worth more than 3% of homes in Villa Ridge 63089.

How it measures up in Villa Ridge 63089

The dot is this home. The mark in the middle is the typical home in Villa Ridge 63089.

Estimated value$154,345
CheaperTypical $317,029Pricier

Pricier than 3% of homes nearby

Price per ft²$292
CheaperTypical $213Pricier

Pricier than 91% of homes nearby

Living area529 ft²
SmallerTypical 1,360 ft²Bigger

Bigger than 2% of homes nearby

Lot size13.6 ac
SmallerTypical 1.8 acBigger

Bigger than 93% of homes nearby

Year built1930
OlderTypical 1989Newer

Newer than 4% of homes nearby

How 8449 Highway O ranks against every home in each area.
MeasureThis homeVilla Ridge 63089Franklin County
Estimated valuepricier than$154,3453% of homes10% of homes
Price per ft²pricier than$29291% of homes91% of homes
Living areabigger than529 ft²2% of homes2% of homes
Lot sizebigger than13.6 ac93% of homes90% of homes
Year builtnewer than19304% of homes9% of homes

About 8449 Highway O

How much is 8449 Highway O, Villa Ridge, MO worth?

The TopHap Estimate for 8449 Highway O, Villa Ridge, MO is $154,345 as of Sep 24, 2026. The likely range is $126,628 to $182,062. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8449 Highway O, Villa Ridge, MO last sell?

8449 Highway O, Villa Ridge, MO last sold on Jun 23, 2004, according to the county's recorded deed.

How big is 8449 Highway O, Villa Ridge, MO?

8449 Highway O, Villa Ridge, MO has 2 bedrooms, 1 bathrooms, 529 square feet of living space and a 13.60-acre lot.

When was 8449 Highway O, Villa Ridge, MO built?

8449 Highway O, Villa Ridge, MO was built in 1930, making it 96 years old. It is a a-frame home. The building has 1 story.

What schools serve 8449 Highway O, Villa Ridge, MO?

8449 Highway O, Villa Ridge, MO is assigned to Robertsville Elementary School (elementary), rated B+; Pacific High School (high), rated C; Riverbend Middle School (middle), rated B+. All sit in Meramec Valley R-Iii School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8449 Highway O, Villa Ridge, MO compare to other homes in Villa Ridge 63089?

Among the 2,420 homes in Villa Ridge 63089, it is worth more than 3% of them ($154,345 against a typical $317,029), its price per square foot is higher than 91% of them ($292 against a typical $213), it is bigger than 2% of them (529 ft² against a typical 1,360 ft²), its lot is bigger than 93% of them (13.6 ac against a typical 1.8 ac) and it is newer than 4% of them (1930 against a typical 1989). Measured against all of Franklin County, it is worth more than 10% 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 8449 Highway O, Villa Ridge, MO?

The 2025 property tax bill for 8449 Highway O, Villa Ridge, MO was $434. The county assessed it at $5,626.

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