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Single Family ResidenceResidential
$303,729$235 / 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

856 RANCH LN

VILLA RIDGE, MO 63089
3
Beds
2
Baths
1,294 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.
2.7 ac
Lot SizeThe size of the land the home sits on, from county records.
1993
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$304K
$280K low$328K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,505 (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.$37,455 (2025)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$32,984
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$197,130

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.44
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
43
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
82
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
74
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
12
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.9 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
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.2.70
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
Coleman Elementary SchoolC-
Elementary · Grades KG–4 · 1.7 mi
H
Pacific High SchoolD
High · Grades 9–12 · 5.4 mi
M
Riverbend Middle SchoolB-
Middle · Grades 7–8 · 6.3 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

856 Ranch Ln 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 75% of homes in Franklin County
  • Has a bigger lot than 66% of homes in Franklin County

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
$145K$748K

This home is worth more than 48% 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$303,729
CheaperTypical $310,338Pricier

Pricier than 48% of homes nearby

Price per ft²$235
CheaperTypical $206Pricier

Pricier than 73% of homes nearby

Living area1,294 ft²
SmallerTypical 1,366 ft²Bigger

Bigger than 46% of homes nearby

Lot size2.7 ac
SmallerTypical 1.8 acBigger

Bigger than 65% of homes nearby

Year built1993
OlderTypical 1988Newer

Newer than 60% of homes nearby

How 856 Ranch Ln ranks against every home in each area.
MeasureThis homeVilla Ridge 63089Franklin County
Estimated valuepricier than$303,72948% of homes57% of homes
Price per ft²pricier than$23573% of homes75% of homes
Living areabigger than1,294 ft²46% of homes43% of homes
Lot sizebigger than2.7 ac65% of homes66% of homes
Year builtnewer than199360% of homes62% of homes

About 856 Ranch Ln

How much is 856 Ranch Ln, Villa Ridge, MO worth?

The TopHap Estimate for 856 Ranch Ln, Villa Ridge, MO is $303,729 as of Aug 30, 2026. The likely range is $279,806 to $327,652. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 856 Ranch Ln, Villa Ridge, MO last sell?

856 Ranch Ln, Villa Ridge, MO last sold on Feb 4, 2000, according to the county's recorded deed.

How big is 856 Ranch Ln, Villa Ridge, MO?

856 Ranch Ln, Villa Ridge, MO has 3 bedrooms, 2 bathrooms, 1,294 square feet of living space and a 2.70-acre lot.

When was 856 Ranch Ln, Villa Ridge, MO built?

856 Ranch Ln, Villa Ridge, MO was built in 1993, making it 33 years old. It is a a-frame home. The building has 1 story.

What schools serve 856 Ranch Ln, Villa Ridge, MO?

856 Ranch Ln, Villa Ridge, MO is assigned to Coleman Elementary School (elementary), rated C-; Pacific High School (high), rated D; 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 856 Ranch Ln, 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 48% of them ($303,729 against a typical $310,338), its price per square foot is higher than 73% of them ($235 against a typical $206), it is bigger than 46% of them (1,294 ft² against a typical 1,366 ft²), its lot is bigger than 65% of them (2.7 ac against a typical 1.8 ac) and it is newer than 60% of them (1993 against a typical 1988). Measured against all of Franklin County, it is worth more than 57% 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 856 Ranch Ln, Villa Ridge, MO?

The 2025 property tax bill for 856 Ranch Ln, Villa Ridge, MO was $2,505. The county assessed it at $37,455.

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