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Single Family ResidenceResidential
$336,020
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 85How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026

86 RIVER ST

RICHFORD, VT 05476
0
Baths
1.2 ac
Lot SizeThe size of the land the home sits on, from county records.
1
StoriesHow many floors the home has above ground.

Valuation

$336K
$284K low$388K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$12,798 (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.$1,010,300 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$32,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$978,300
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,010,300

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.33
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
5
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
48
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
96
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.6 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
CountyFRANKLIN
Lot (acres)The size of the land the home sits on, from county records.1.20
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Richford Junior / Senior High SchoolD
Middle · Grades 6–12 · 0.3 mi
E
Richford Elementary SchoolF
Elementary · Grades PK–5 · 1.0 mi

District: Enosburgh - Richford Unified Union School District

Neighborhood · ZIP 05476These 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.120
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.90
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.83

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.86%
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.18%
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.2,954
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.49 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$58,891
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$66,563
Average tempThe average temperature here across a full year.41°F
Annual precipHow much rain and melted snow falls here in a typical year.50 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.49%

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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

86 River St 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 82% of homes in Richford 05476

What homes are worth in Richford 05476

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

This home
$66K$668K

This home is worth more than 82% of homes in Richford 05476.

How it measures up in Richford 05476

The dot is this home. The mark in the middle is the typical home in Richford 05476.

Estimated value$336,020
CheaperTypical $214,627Pricier

Pricier than 82% of homes nearby

Lot size1.2 ac
SmallerTypical 1.5 acBigger

Bigger than 48% of homes nearby

How 86 River St ranks against every home in each area.
MeasureThis homeRichford 05476Franklin County
Estimated valuepricier than$336,02082% of homes42% of homes
Lot sizebigger than1.2 ac48% of homes51% of homes

About 86 River St

How much is 86 River St, Richford, VT worth?

The TopHap Estimate for 86 River St, Richford, VT is $336,020 as of Oct 21, 2026. The likely range is $284,454 to $387,586. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 86 River St, Richford, VT last sell?

86 River St, Richford, VT last sold on Jan 1, 1900, according to the county's recorded deed.

What schools serve 86 River St, Richford, VT?

86 River St, Richford, VT is assigned to Richford Junior / Senior High School (middle), rated D; Richford Elementary School (elementary), rated F. All sit in Enosburgh - Richford Unified Union School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 86 River St, Richford, VT compare to other homes in Richford 05476?

Among the 1,185 homes in Richford 05476, it is worth more than 82% of them ($336,020 against a typical $214,627) and its lot is bigger than 48% of them (1.2 ac against a typical 1.5 ac). Measured against all of Franklin County, it is worth more than 42% 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 86 River St, Richford, VT?

The 2025 property tax bill for 86 River St, Richford, VT was $12,798. The county assessed it at $1,010,300.

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Assigned schools

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See this home in context

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