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Rural ResidenceResidential
$1,078,995$289 / 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

856 RIVER RANCH CT

FRUITA, CO 81521
3
Beds
3
Baths
3,733 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.
3.04 ac
Lot SizeThe size of the land the home sits on, from county records.
1953
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

$1.1M
$987K low$1.2M 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.$1,078,995
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$863,196

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,573 (2024)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$28,710 (2024)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$700
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$28,010
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$28,710
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$403,160

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.19 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
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.Rural Residence
CountyMesa
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1978
Lot (acres)The size of the land the home sits on, from county records.3.04
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Roll Tar & Gravel
HeatingThe type of heating system in the home.Radiant
CoolingThe type of cooling or air conditioning in the home.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 120 ft²Porch · 60 ft²

Transaction History(2)

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
Fruita Middle SchoolB-
Middle · Grades 6–8 · 1.9 mi
H
Fruita Monument High SchoolA-
High · Grades 9–12 · 2.1 mi
E
Shelledy Elementary SchoolC+
Elementary · Grades PK–5 · 3.5 mi

District: Mesa County Valley School District 51

Neighborhood · ZIP 81521These 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.70
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.94
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.86

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.23%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.15,410
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.95 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$80,741
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$95,859
Average tempThe average temperature here across a full year.46°F
Annual precipHow much rain and melted snow falls here in a typical year.17 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.71%

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

856 River Ranch Ct 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 98% of homes in Fruita 81521
  • Costs more per square foot than 69% of homes in Mesa County
  • Bigger than 98% of homes in Fruita 81521
  • Has a bigger lot than 87% of homes in Fruita 81521
  • Older than 92% of homes in Fruita 81521

What homes are worth in Fruita 81521

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

This home
$245K$1.1M

This home is worth more than 98% of homes in Fruita 81521.

How it measures up in Fruita 81521

The dot is this home. The mark in the middle is the typical home in Fruita 81521.

Estimated value$1,078,995
CheaperTypical $472,404Pricier

Pricier than 98% of homes nearby

Price per ft²$289
CheaperTypical $285Pricier

Pricier than 54% of homes nearby

Living area3,733 ft²
SmallerTypical 1,650 ft²Bigger

Bigger than 98% of homes nearby

Lot size3.04 ac
SmallerTypical 0.27 acBigger

Bigger than 87% of homes nearby

Year built1953
OlderTypical 2001Newer

Newer than 8% of homes nearby

How 856 River Ranch Ct ranks against every home in each area.
MeasureThis homeFruita 81521Mesa County
Estimated valuepricier than$1,078,99598% of homes97% of homes
Price per ft²pricier than$28954% of homes69% of homes
Living areabigger than3,733 ft²98% of homes96% of homes
Lot sizebigger than3.04 ac87% of homes86% of homes
Year builtnewer than19538% of homes11% of homes

About 856 River Ranch Ct

How much is 856 River Ranch Ct, Fruita, CO worth?

The TopHap Estimate for 856 River Ranch Ct, Fruita, CO is $1,078,995 as of Jul 14, 2026. The likely range is $986,582 to $1,171,408. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 856 River Ranch Ct, Fruita, CO last sell?

856 River Ranch Ct, Fruita, CO last sold on Jan 20, 2026, according to the county's recorded deed.

How big is 856 River Ranch Ct, Fruita, CO?

856 River Ranch Ct, Fruita, CO has 3 bedrooms, 3 bathrooms, 3,733 square feet of living space and a 3.04-acre lot.

When was 856 River Ranch Ct, Fruita, CO built?

856 River Ranch Ct, Fruita, CO was built in 1953, making it 73 years old. The building has 2 stories.

What schools serve 856 River Ranch Ct, Fruita, CO?

856 River Ranch Ct, Fruita, CO is assigned to Fruita Middle School (middle), rated B-; Fruita Monument High School (high), rated A-; Shelledy Elementary School (elementary), rated C+. All sit in Mesa County Valley School District 51. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 856 River Ranch Ct, Fruita, CO compare to other homes in Fruita 81521?

Among the 6,684 homes in Fruita 81521, it is worth more than 98% of them ($1,078,995 against a typical $472,404), its price per square foot is higher than 54% of them ($289 against a typical $285), it is bigger than 98% of them (3,733 ft² against a typical 1,650 ft²), its lot is bigger than 87% of them (3.04 ac against a typical 0.27 ac) and it is newer than 8% of them (1953 against a typical 2001). Measured against all of Mesa County, it is worth more than 97% 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 River Ranch Ct, Fruita, CO?

The 2024 property tax bill for 856 River Ranch Ct, Fruita, CO was $1,573. The county assessed it at $28,710.

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