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Single Family ResidenceResidential
$222,139$210 / 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 91How 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

85 RESERVOIR RD

CANAAN, VT 05903
3
Beds
1
Baths
1,056 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.
0.69 ac
Lot SizeThe size of the land the home sits on, from county records.
1986
Year BuiltThe year the home was originally built, according to county records.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$222K
$202K low$243K 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.$222,139
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$177,711

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,271 (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.$135,100 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$18,600
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$116,500
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$135,100

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.36
38
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
4
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
45
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
89
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.10 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%

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.Ranch
CountyESSEX
Lot (acres)The size of the land the home sits on, from county records.0.69
RoofThe main material covering the roof, such as asphalt shingle or tile.Shingle
HeatingThe type of heating system in the home.Steam
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.Deck

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
Canaan SchoolsC
Elementary · Grades PK–12 · 0.3 mi

District: Canaan School District

Neighborhood · ZIP 05903These 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.137
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.78
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.63

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.58%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.9.6%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
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.1,049
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.11 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$57,197
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$67,789
Average tempThe average temperature here across a full year.40°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.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

85 Reservoir 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.

  • Costs more per square foot than 69% of homes in Canaan 05903
  • Smaller than 75% of homes in Canaan 05903
  • Has a smaller lot than 73% of homes in Essex County
  • Newer than 67% of homes in Canaan 05903

What homes are worth in Canaan 05903

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

This home
$75K$713K

This home is worth more than 53% of homes in Canaan 05903.

How it measures up in Canaan 05903

The dot is this home. The mark in the middle is the typical home in Canaan 05903.

Estimated value$222,139
CheaperTypical $213,739Pricier

Pricier than 53% of homes nearby

Price per ft²$210
CheaperTypical $174Pricier

Pricier than 69% of homes nearby

Living area1,056 ft²
SmallerTypical 1,362 ft²Bigger

Bigger than 25% of homes nearby

Lot size0.69 ac
SmallerTypical 2 acBigger

Bigger than 33% of homes nearby

Year built1986
OlderTypical 1975Newer

Newer than 67% of homes nearby

How 85 Reservoir Rd ranks against every home in each area.
MeasureThis homeCanaan 05903Essex County
Estimated valuepricier than$222,13953% of homes44% of homes
Price per ft²pricier than$21069% of homes64% of homes
Living areabigger than1,056 ft²25% of homes31% of homes
Lot sizebigger than0.69 ac33% of homes27% of homes
Year builtnewer than198667% of homes63% of homes

About 85 Reservoir Rd

How much is 85 Reservoir Rd, Canaan, VT worth?

The TopHap Estimate for 85 Reservoir Rd, Canaan, VT is $222,139 as of Jul 14, 2026. The likely range is $201,758 to $242,520. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 85 Reservoir Rd, Canaan, VT last sell?

85 Reservoir Rd, Canaan, VT last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 85 Reservoir Rd, Canaan, VT?

85 Reservoir Rd, Canaan, VT has 3 bedrooms, 1 bathrooms, 1,056 square feet of living space and a 0.69-acre lot.

When was 85 Reservoir Rd, Canaan, VT built?

85 Reservoir Rd, Canaan, VT was built in 1986, making it 40 years old. It is a ranch home.

What schools serve 85 Reservoir Rd, Canaan, VT?

85 Reservoir Rd, Canaan, VT is assigned to Canaan Schools (elementary), rated C. All sit in Canaan School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 85 Reservoir Rd, Canaan, VT compare to other homes in Canaan 05903?

Among the 578 homes in Canaan 05903, it is worth more than 53% of them ($222,139 against a typical $213,739), its price per square foot is higher than 69% of them ($210 against a typical $174), it is bigger than 25% of them (1,056 ft² against a typical 1,362 ft²), its lot is bigger than 33% of them (0.69 ac against a typical 2 ac) and it is newer than 67% of them (1986 against a typical 1975). Measured against all of Essex County, it is worth more than 44% 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 85 Reservoir Rd, Canaan, VT?

The 2025 property tax bill for 85 Reservoir Rd, Canaan, VT was $2,271. The county assessed it at $135,100.

Closest homes

More homes in Canaan 05903

Assigned schools

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