NookLocal
For Sale1 of 28

Listing description

MOVE-IN READY but could use some updating if preferred. Enjoy ranch style living w/no steps in this comfortable 2 bedroom, 2 full bath home. The morning sun is sure to brighten your day with coffee in the kitchen just steps away from doing the household laundry. The large laundry room/mud room conveniently has outside exit. Kitchen boasts gas cooking, double stainless steel sink, and lots of cabinet space. The adjoining dining room opens to large living room w/vaulted ceiling and ceiling fan; a great entertaining space. The primary bedroom w/vaulted ceiling has a walk-in closet and private ensuite bath. Second bedroom has ample closet space and is directly across from hall full bath. Enjoy quiet summer evenings relaxing on the huge covered porch while taking in the tranquil surroundings. The amenities include a community in-ground pool and community clubhouse which features a fitness center, party room w/kitchen and game room. This truly is a lovely, well maintained community, low taxes and close proximity to shopping, dining, healthcare and more. It's time to enjoy the peaceful, easy feeling at The Village of Willow Run.

Facts & features

Interior

Bedrooms
2
Bathrooms
2 full
Living area
1,188 sq ft
Heating
Central
Cooling
Central A/C

Property & construction

Property type
Residential · Manufactured
Architectural style
Ranch/Rambler
Year built
2002

Financial

Price / sq ft
$142
HOA dues
None

Listing details

MLS #
PAMC2170044
County
Montgomery County
School district
Spring-Ford Area
Days on market
110 days

Price history

DateEventPrice
Mar 16, 2026Listed for sale$169,000

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

$180,340

High confidence
$171,323$189,357

Automated estimate, not an appraisal.

About this estimate

Based on 10 comparable sales nearby, the Montgomery County assessment ratio, and this home's own June 2022 sale grown with the local market, weighted toward the current asking price.

Last sold
June 2022 for $175,000
About $207,708in today's market
Current list price
$169,000
County assessment implies
$176,853
Est. property taxes at today's rates
$2,183/yr

Comparable Sales

AddressClosedSale priceBd/BaSqftAdjusted value
405 VILLAGE WAY, ROYERSFORD, PA 19468June 2026$205,0002/21,232$199,664
104 PRIMROSE LN, ROYERSFORD, PA 19468December 2025$218,0002/21,232$222,767
165 W. RIDGE PIKE #201, ROYERSFORD, PA 19468January 2026$152,5002/21,218$153,759
6 ADAMS DR, ROYERSFORD, PA 19468May 2025$215,0002/21,215$211,310
205 DYER CT, ROYERSFORD, PA 19468November 2024$210,0002/21,188$224,803
101 DAISY LN, ROYERSFORD, PA 19468October 2024$222,0002/21,188$238,196

Sale history

DateEventPrice
June 2022Sold$175,000

From closed MLS records since 2018. Earlier transactions may exist.

Estimated taxes

Estimated at current rates

$2,372 / year

$198 per month

MLS shows (2025)

$2,218

+7.0% at current rates

School tax

SPRING-FORD AREA · 34.19 mills (2025-26)

$1,860

County tax

Montgomery County · 5.95 mills (2026)

$324

Municipal tax

As recorded for 2025 — varies by municipality

$189

Recomputed from the county assessment ($54,400, 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.

Estimated monthly payment calculator

$33,800 (20%)
6.75%

Loan term

Estimated monthly payment

$1,124/mo

Principal & interest
$877
Property taxes (current rates)
$198
Home insurance (est.)
$49

Taxes use NookLocal's estimate at current millage rates, not the stale figure on the MLS. 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%

2025 PA state assessments (PSSA / Keystone) and graduation data. Districts serve all residents; verify enrollment boundaries with the district.

Safety data

Montgomery Countycrime & safety numbers →

FBI and Pennsylvania source data, presented without spin.

Property taxes

Montgomery County taxes, explained →

Millage, the Common Level Ratio, and what changes after you buy.

Map for 104 BOYER RD, ROYERSFORD, PA 19468

© 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: July 4, 2026 at 2:29 AM EDT

Want help finding the right home in Royersford?

Our concierge desk does a 1-on-1 needs analysis with you, then hand-picks a vetted Royersford agent or lender, not whoever paid for your ZIP. Free, no obligation.

Get matched
Request info