$594,900
3 bd|2.5 ba|3,108 sqft
104 Larrabee Way, Royersford, PA 19468
Listed by BHHS Fox & Roach-Blue Bell
For Sale
Listing description
Alderwood Run – The Carlton – Buy Now and Personalize! Buy now and customize your interior finishes at our Design Studio before this beautiful new home is complete in 2027! The Carlton is brand-new for 2025. Step inside through the covered porch into a welcoming foyer, leading to an open-concept kitchen, dining area, and great room with a central island. A mud closet and pantry sit near the 2-car garage entrance, while a powder room is conveniently tucked nearby. Upstairs features three bedrooms, including a private primary suite, plus a second full bath and laundry room. Every home includes a basement, with options for a finished basement, gourmet kitchen, great room extension, fireplaces, and more. Plans vary by community and homesite. Please speak with a community specialist for details. Photos show renderings of the model home at another location.
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
- 1,700 sq ft
- Heating
- 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
- Garage
- 2 spaces
Financial
- Price / sq ft
- $321
- HOA dues
- $199/mo
Listing details
- MLS #
- PAMC2184060
- County
- Montgomery County
- School district
- Spring-Ford Area
- Days on NookLocal
- 71 days
Interior features
- Appliances
- Built-In Microwave, Dishwasher, Disposal, Oven - Self Cleaning, Stainless Steel Appliances
- Flooring
- Carpet, Ceramic Tile, Luxury Vinyl Plank, Luxury Vinyl Tile
- Interior features
- Floor Plan - Open, Kitchen - Island, Pantry, Primary Bath(s), Recessed Lighting, Walk-in Closet(s), Dining Area
- Basement
- Full
- Laundry
- Upper Floor
- Levels
- 2
- Accessibility
- None
- Security
- Carbon Monoxide Detector(s), Fire Detection System
Exterior & construction
- Construction
- Vinyl Siding
- Roof
- Architectural Shingle
- Foundation
- Other
- Exterior features
- Exterior Lighting, Sidewalks, Street Lights
- Patio & porch
- Deck(s)
- Windows
- Double Pane, Energy Efficient, Insulated, Low-E, Screens
- Doors
- Insulated, Six Panel, Sliding Glass
Systems & utilities
- Heating fuel
- Natural Gas
- Cooling fuel
- Electric
- Hot water
- Natural Gas
- Water source
- Public
- Sewer
- Public Sewer
Parking
- Parking
- Attached Garage, Driveway
- Garage type
- Garage - Front Entry
- Parking features
- Paved Driveway
- Total spaces
- 4
- Driveway spaces
- 2
Community
- Subdivision
- ALDERWOOD RUN
- HOA includes
- Common Area Maintenance, Snow Removal, Lawn Maintenance
Lot & zoning
- Zoning
- RESIDENTIAL
- Cross street
- Linfield Rd
Included in the sale
- Possession
- 181-365 Days
Price history
| Date | Event | Price |
|---|---|---|
| Jun 12, 2026 | Listed for sale | $544,990 |
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
Estimated value
$519,000
Automated estimate, not an appraisal. Sale records through July 2026.
About this estimate
Based on 10 comparable sales nearby, weighted toward the current asking price.
- Current list price
- $544,990
Comparable Sales
| Address | Closed | Sale price | Bd/Ba | Sqft | Adjusted value |
|---|---|---|---|---|---|
| 4303 WATERFORD WAY, ROYERSFORD, PA 19468 | July 2026 | $440,000 | 3/2 | 1,681 | $458,019 |
| 180 DEER RUN CT, ROYERSFORD, PA 19468 | April 2026 | $379,900 | 3/2 | 1,636 | $403,699 |
| 2905 GATEWAY DR, ROYERSFORD, PA 19468 | January 2026 | $430,000 | 3/2 | 1,681 | $474,625 |
| 2002 ROYAL CT, ROYERSFORD, PA 19468 | November 2025 | $424,900 | 3/2 | 1,681 | $465,853 |
| 62 CEDAR CT, ROYERSFORD, PA 19468 | July 2026 | $435,000 | 3/2 | 1,789 | $433,344 |
| 98 FORREST CT, ROYERSFORD, PA 19468 | April 2026 | $421,500 | 3/2 | 1,789 | $419,895 |
Estimated taxes
Recorded property taxes: $0 (2026 bill as recorded in the MLS).
Estimated monthly payment calculator
$108,998 (20%)
6.43%
Loan term
Estimated monthly payment
$3,094/mo
- Principal & interest
- $2,736
- Property taxes
- —
- Home insurance (est.)
- $159
- HOA
- $199
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
Spring-Ford Area
- Academic index
- 75.9/100
- Graduation rate
- 96%
- PSSA ELA proficient
- 68.7%
- PSSA Math proficient
- 65.2%
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 2:03 PM EDT
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