$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
Luxury, location, and lifestyle come together at Alderwood Run — Royersford's premier townhome community by Rouse Chamberlin Homes. This is a special opportunity to own a Sutton Grand home with a finished basement and a full bathroom. The Gourmet kitchen is a chef's delight, featuring quartz countertops and soft-close cabinets. The upgraded finishes have been selected, as we finish the home for you. Ready to settle in late September. Open Thursday through Monday, 11am til 5pm by appointment. Photography is from our Sutton Grand model home located in another community.
Facts & features
Interior
- Bedrooms
- 3
- Bathrooms
- 3 full · 1 half
- Living area
- 2,546 sq ft
- Heating
- 90% Forced Air
- Cooling
- Central A/C
Property & construction
- Property type
- Residential · End of Row/Townhouse
- Architectural style
- Traditional
- Year built
- 2026
- New construction
- Yes
Lot & parking
- Garage
- 2 spaces
Financial
- Price / sq ft
- $263
- HOA dues
- $199/mo
Listing details
- MLS #
- PAMC2185530
- County
- Montgomery County
- School district
- Spring-Ford Area
- Days on NookLocal
- 55 days
Interior features
- Appliances
- Built-In Microwave, Dishwasher, Disposal, Oven - Wall, Range Hood, Stainless Steel Appliances
- Interior features
- Floor Plan - Open, Kitchen - Island, Primary Bath(s), Kitchen - Gourmet, Upgraded Countertops
- Fireplace
- 1
- Fireplace type
- Gas/Propane, Mantel(s)
- Basement
- Fully Finished
- Laundry
- Upper Floor
- Levels
- 2
- Accessibility
- None
Exterior & construction
- Construction
- Vinyl Siding
- Roof
- Architectural Shingle
- Foundation
- Passive Radon Mitigation
- Exterior features
- Sidewalks, Exterior Lighting, Street Lights
- Patio & porch
- Deck(s)
- Windows
- Screens, Energy Efficient, Low-E
- Doors
- Six Panel
- View
- Trees/Woods
Systems & utilities
- Heating fuel
- Natural Gas
- Cooling fuel
- Electric
- Hot water
- Natural Gas
- Water source
- Public
- Sewer
- Public Sewer
- Utilities
- Under Ground
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
- Snow Removal, Common Area Maintenance
Lot & zoning
- Zoning
- R
- Cross street
- Linfield Rd
Included in the sale
- Possession
- 61-90 Days CD
Price history
| Date | Event | Price |
|---|---|---|
| Jul 19, 2026 | Price reduced | $669,154 |
| Jun 28, 2026 | Listed for sale | $698,145 |
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
$646,000
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
- $669,154
Comparable Sales
| Address | Closed | Sale price | Bd/Ba | Sqft | Adjusted value |
|---|---|---|---|---|---|
| 110 HARLAND AVE, ROYERSFORD, PA 19468 | August 2026 | $550,000 | 3/2 | 2,580 | $590,839 |
| 300 EAST SAWYER COURT, ROYERSFORD, PA 19468 | July 2026 | $540,000 | 3/2 | 2,375 | $614,997 |
| 78 WALKER, ROYERSFORD, PA 19468 | September 2025 | $405,000 | 3/2 | 2,422 | $491,180 |
| 137 KNOCK HILL DR, ROYERSFORD, PA 19468 | October 2025 | $540,000 | 3/3 | 2,390 | $600,814 |
| 121 GOLDEN VALE DR, ROYERSFORD, PA 19468 | December 2025 | $525,000 | 3/3 | 2,711 | $531,362 |
| 1009 RED ROCK CIR, ROYERSFORD, PA 19468 | August 2025 | $410,000 | 3/3 | 2,342 | $470,612 |
Estimated taxes
Recorded property taxes: $0 (2026 bill as recorded in the MLS).
Estimated monthly payment calculator
$133,831 (20%)
6.43%
Loan term
Estimated monthly payment
$3,753/mo
- Principal & interest
- $3,359
- Property taxes
- —
- Home insurance (est.)
- $195
- 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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