Franklin County property record for 856 Ranch Ln, Villa Ridge, MO 63089
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,294 sqft · built 1993 |
| Lot Size | 2.7 acres (117,612 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $2,505 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 18-1-11.0-0-003-054.000 |
| Primary APN | 18-1-11.0-0-003-054.000 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 5 Rooms |
| Stories | 1 Story |
| Building Area | 1,294 sqft Living Area |
| Year Built | Built 1993 |
|---|---|
| Architectural Style | A-Frame |
| Construction Type | Frame |
| Lot Area | 117,612 sqft (2.7 acres) |
| Street Address | 856 RANCH LN |
|---|---|
| City | VILLA RIDGE |
| State | MO |
| Zip | 63089-1402 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | SD |
| Legal Description | LOT:43 HOMESTEAD ACRES 2 |
| Legal Range | 01E |
| Legal Township | 43 |
| Legal Section | 11 |
| Legal Subdivision | HOMESTEAD ACRES |
| Legal Block | 3 |
| Legal Lot Number | 43 |
| Jurisdiction | FRANKLIN MO |
| Township / Civil Division | BOLES |
| Census Block Group | 1 |
| Census Block | 1056 |
| Census Tract | 800101 |
856 Ranch Ln is owned and occupied by an individual who acquired it in February 2000.
Source: Franklin County records, as of November 10, 2025
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 856 RANCH LN, VILLA RIDGE, MO 63089-1402 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Feb 4, 2000 |
| Deed Sale | Feb 4, 2000 |
| Deed Document Number | 2005-05881 |
| Record Updated | Jun 8, 2026 |
The 2025 property tax bill for 856 Ranch Ln was $2,505.
Source: Franklin County assessment roll, as of May 31, 2025
| Type | Name |
|---|---|
| State | Missouri |
| County | Franklin County |
| Unified School District | Meramec Valley R-III School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $2,505.00 | $37,455 | $197,130 Land $52,700 Building $144,430 |
| 2023 | $2,341.00 (+5.98%) | $32,984 | $173,600 Land $52,700 Building $120,900 |
| 2022 | $2,209.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 856 Ranch Ln in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective June 4, 2020
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 856 Ranch Ln is low, with a 0.05% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 62% of the US · lower than 67% of Missouri |
|---|---|
| Wildfire Likelihood | 0.05% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | FRANKLIN COUNTY PWSD 3 serves 8,250 people · EPA ID MO6024213 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Dec 2023 |
| Lead | 2 ppb (2023–2025) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 57 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Wave Internet Technologies Fixed Wireless | 100 / 100 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: Verizon, Wisper ISP.
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