164 LARRABEE

Seller ready to pay up to $5000 towards the closing cost. Welcome to 164 Larrabee Way, this exceptional Warwick Model (Largest in the community) end-unit townhome offers a truly rare setting, located in the only row of homes with unobstructed views of Limerick Community Park, providing scenic vistas and a level of privacy unmatched within the community. The home’s east-west exposure fills the space with abundant natural light throughout the day, from bright mornings to warm evening sunsets. Built in 2021, this nearly new home blends contemporary design with thoughtful functionality across multiple levels. Upon entry, an elegant oak staircase with American Craftsman posts and white square balusters leads to the main living area. The open-concept main level features engineered oak hardwood flooring and warm, neutral tones, seamlessly connecting the living room, dining area, and kitchen—ideal for both everyday living and entertaining. The dining area is enhanced by a bay window, adding character and additional natural light. The living space includes a separate coffee bar with cabinetry, creating a perfect everyday convenience. The kitchen showcases 42" cabinetry with crown molding, granite countertops, and an impressive 8-foot island with seating, ideal for casual dining and gatherings. Sliding doors lead to the deck overlooking the park, while the covered patio below the deck remains dry during rain, offering year-round outdoor usability. What truly sets this home apart is the private rooftop deck, a feature found in only one home in this entire row. Designed for entertaining and relaxing, this rooftop retreat is paired with an adjacent flex room with storage and a separate HVAC system, offering incredible versatility. This space can function as a 4th bedroom, guest suite, home office, media room, or fitness room—an extremely rare and valuable option. The second floor features a spacious primary suite with a cathedral ceiling, walk-in closet, and a spa-like en-suite bath with a double-bowl vanity, ceramic tile flooring, and a large shower with ceiling-height subway tile and a built-in bench. Two additional bedrooms, a full hall bath, and a convenient second-floor laundry complete this level. The finished lower level provides additional flexible living space with access to a ground-level patio, making it ideal for a media room or family room. The attached one-car garage offers everyday convenience and includes built-in overhead storage. Additional upgrades include a whole-house humidifier, air purifier/filtration system, and water softener. Both HVAC systems are equipped with Honeywell media air cleaners—Honeywell 200 for the main furnace and Honeywell 100 for the attic heat pump—providing enhanced air quality and comfort. Located in the highly regarded Spring-Ford School District, this home offers easy access to Route 422 and major roadways and is approximately 20 minutes from King of Prussia for premier shopping and dining. Community access leads directly to 70 acres of parkland with trails, courts, playgrounds, and recreational amenities. Welcome home — and make it your own. Showing starts on Saturday, Feb 28, 2026 - Open House 11AM - 1PM

Recomputed from the county assessment ($167,820, 1996 base year) × current millage — portals typically reprint the recorded 2025 bill. Pennsylvania does not reassess on sale. Estimate only — verify with Montgomery County before relying on it. Learn more: PA property tax calculator · Common Level Ratio by county.