$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
Nestled within the intimate 25-home community of Lewis Pointe, the Granton floorplan offers a beautifully designed 3-story townhome that perfectly balances comfort and style. This spacious home features 3 bedrooms, 2 full baths, 2 powder rooms, and a versatile ground-level flex space—ideal for a home office, gym, or additional living area. Enjoy bright, open-concept living with abundant natural light, elevated finishes, and a chef-inspired kitchen complete with premium appliances. Step outside to your included deck—perfect for relaxing or entertaining guests. Upstairs, you’ll find well-appointed bedrooms along with a conveniently located laundry area for everyday ease. A two-car attached garage with additional storage adds even more functionality, all within a low-maintenance lifestyle. Estimated for November completion, this home showcases timeless architecture paired with modern luxury—an exceptional opportunity in a highly sought-after school district.
Rooms by level
How the bedrooms and baths are distributed across the floors, as reported by the listing agent.
- Lower level1 half bath
- Main level1 half bath
- Upper level3 bedrooms · 2 full baths
Facts & features
Interior
- Bedrooms
- 3
- Bathrooms
- 2 full · 2 half
- Living area
- 2,541 sq ft
- Heating
- Programmable Thermostat
- 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
- 0.05 acres (2,178 sq ft)
- Garage
- 2 spaces
Financial
- Price / sq ft
- $231
- HOA dues
- $286/mo
Listing details
- MLS #
- PAMC2185574
- County
- Montgomery County
- School district
- Spring-Ford Area
- Days on NookLocal
- 58 days
Interior features
- Laundry
- Hookup, Upper Floor
- Levels
- 3
- Accessibility
- None
Exterior & construction
- Construction
- Other
- Foundation
- Slab
- Patio & porch
- Deck(s)
Systems & utilities
- Heating fuel
- Natural Gas
- Cooling fuel
- Electric
- Hot water
- Tankless
- Water source
- Public
- Sewer
- Public Sewer
- Internet
- Fiber Optic
Parking
- Parking
- Attached Garage
- Garage type
- Garage - Front Entry, Additional Storage Area
- Total spaces
- 2
Community
- Subdivision
- LEWIS POINTE
Lot & zoning
- Zoning
- RESIDENTIAL
Included in the sale
- Possession
- Subject to Home Choice
Price history
| Date | Event | Price |
|---|---|---|
| Jun 25, 2026 | Listed for sale | $587,990 |
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
$584,000
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
- $587,990
Comparable Sales
| Address | Closed | Sale price | Bd/Ba | Sqft | Adjusted value |
|---|---|---|---|---|---|
| 117 BEACON CT #10202, ROYERSFORD, PA 19468 | August 2026 | $574,900 | 3/2 | 2,541 | $575,549 |
| 103 BEACON CT #10102, ROYERSFORD, PA 19468 | February 2026 | $534,990 | 3/2 | 2,175 | $638,474 |
| 107 BEACON CT #10104, ROYERSFORD, PA 19468 | February 2026 | $544,990 | 3/2 | 2,175 | $650,409 |
| 166 FAIRFIELD CIR N, ROYERSFORD, PA 19468 | April 2026 | $470,000 | 3/2 | 2,433 | $493,511 |
| 301 SUMMIT DR, ROYERSFORD, PA 19468 | September 2025 | $625,000 | 3/2 | 2,478 | $673,201 |
| 300 EAST SAWYER COURT, ROYERSFORD, PA 19468 | July 2026 | $540,000 | 3/2 | 2,375 | $568,457 |
Estimated taxes
Recorded property taxes: $0 (2026 bill as recorded in the MLS).
Estimated monthly payment calculator
$117,598 (20%)
6.43%
Loan term
Estimated monthly payment
$3,409/mo
- Principal & interest
- $2,952
- Property taxes
- —
- Home insurance (est.)
- $171
- HOA
- $286
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 2:04 PM EDT
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