$449,000
3 bd|2.5 ba|2,552 sqft
2023 Ryans Run, Lansdale, PA 19446
Listed by Iron Valley Real Estate Lower Gwynedd
For Sale
Listing description
Experience luxury, low-maintenance living in this stunning Harper Grand carriage home at River Trail at Valley Forge with direct access to the Schuylkill River Trail leading to Valley Forge National Historical Park and just minutes from King of Prussia Town Center shopping and dining. This move-in ready home features a finished walkout basement, chef’s kitchen with built-in appliances, modern finishes, and an open-concept layout filled with natural light. The main level impresses with 10’ ceilings, 8’ doors, oversized great room windows, and a dining area that opens to an elevated composite deck for easy indoor-outdoor living. Upstairs, the private primary suite offers two walk-in closets, and a spa-inspired bath with dual quartz vanities and walk-in shower. Two additional bedrooms, a full bath, and laundry room complete the upper level. Enjoy outdoor adventure and convenience in one of King of Prussia’s most exciting new communities. Summer 2026 move-in. Photos are representative of the Harper Grand Model Home, now open for touring!
Rooms by level
How the bedrooms and baths are distributed across the floors, as reported by the listing agent.
- Main level1 half bath
- Upper level3 bedrooms · 2 full baths
Facts & features
Interior
- Bedrooms
- 3
- Bathrooms
- 2 full · 1 half
- Living area
- 2,622 sq ft
- Heating
- 90% Forced Air
- Cooling
- Central A/C
Property & construction
- Property type
- Residential · Interior Row/Townhouse
- Architectural style
- Traditional
- Year built
- 2026
- New construction
- Yes
Lot & parking
- Lot size
- 0.02 acres (1,000 sq ft)
- Garage
- 2 spaces
Financial
- Price / sq ft
- $339
- HOA dues
- $299/mo
Listing details
- MLS #
- PAMC2187432
- County
- Montgomery County
- School district
- Upper Merion Area
- Days on NookLocal
- 41 days
Interior features
- Appliances
- Built-In Microwave, Cooktop, Dishwasher, Disposal, Oven - Wall, Stainless Steel Appliances, Washer/Dryer Hookups Only, Water Heater - Tankless
- Flooring
- Carpet, Ceramic Tile, Luxury Vinyl Plank
- Interior features
- Bathroom - Walk-In Shower, Dining Area, Floor Plan - Open, Kitchen - Island, Pantry, Primary Bath(s), Recessed Lighting, Sprinkler System, Walk-in Closet(s)
- Laundry
- Upper Floor
- Levels
- 2
- Accessibility
- 2+ Access Exits
Exterior & construction
- Construction
- Brick, Cement Siding, Rough-In Plumbing, Stick Built
- Roof
- Architectural Shingle
- Foundation
- Concrete Perimeter, Slab
Systems & utilities
- Heating fuel
- Electric
- Cooling fuel
- Electric
- Hot water
- Natural Gas
- Water source
- Public
- Sewer
- Public Sewer
Parking
- Parking
- Attached Garage, Driveway, On Street
- Garage type
- Garage Door Opener, Garage - Front Entry
- Total spaces
- 4
- Driveway spaces
- 2
Community
- Subdivision
- RIVER TRAIL AT VALLEY FORGE
Lot & zoning
- Lot dimensions
- 0.00 x 0.00
- Zoning
- RES
Included in the sale
- Possession
- Settlement
Price history
| Date | Event | Price |
|---|---|---|
| Aug 9, 2026 | Price increased | $888,990 |
| Jul 12, 2026 | Listed for sale | $868,296 |
Price changes are tracked from when NookLocal first indexed this listing; earlier history may not appear. Tax & assessment details are in the section below.
The NookLocal estimate
$840,000
Below the asking price by 6%.
Automated estimate, not an appraisal.
Estimated taxes
Recorded property taxes: $0 (2026 bill as recorded in the MLS).
Estimated monthly payment calculator
$177,798 (20%)
6.43%
Loan term
Estimated monthly payment
$5,021/mo
- Principal & interest
- $4,463
- Property taxes
- —
- Home insurance (est.)
- $259
- HOA
- $299
Taxes use the amount recorded on the MLS. The default rate is the average 30-year rate as of July 2026; insurance is estimated at 0.35% of the price per year. Below 20% down, lenders usually add mortgage insurance, which this estimate doesn't include. Estimate only; verify before relying on it.
Area statistics
School district
Upper Merion Area
- Academic index
- 61.2/100
- Graduation rate
- 91.9%
- PSSA ELA proficient
- 56.6%
- PSSA Math proficient
- 48.7%
2025 PA state assessments (PSSA / Keystone) and graduation data. The index measures student outcomes, not school effectiveness, and is not adjusted for demographics. Districts serve all residents; verify enrollment boundaries with the district.
Safety data
Montgomery County crime & safety numbers →
County figures from FBI and Pennsylvania source data.
Property taxes
Montgomery County taxes, explained →
Millage, the Common Level Ratio, and what changes after you buy.
Map location
Open in Google Maps© BRIGHT, All Rights Reserved
Information Deemed Reliable But Not Guaranteed
The data relating to real estate for sale on this website appears in part through the BRIGHT Internet Data Exchange program, a voluntary cooperative exchange of property listing data between licensed real estate brokerage firms in which United Real Estate Strive 212 participates, and is provided by BRIGHT through a licensing agreement.
IDX listings are displayed pursuant to broker of record United Real Estate Strive 212, Frank Ramos, Broker/Owner, PA Broker License RM424345, 1220 Broadcasting Rd, Suite 201, Wyomissing, PA 19610, (610) 372-0212.
The information provided by this website is for the personal, non-commercial use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Some properties which appear for sale on this website may no longer be available because they are under contract, have Closed or are no longer being offered for sale.
Data last updated: August 22, 2026 at 2:05 PM EDT
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