
$479,900
154 Larrabee Way, Royersford, PA 19468
Listed by EXP Realty, LLC
Welcome to this beautifully updated and spacious townhome in the highly sought-after Waterford Greene community, offering the perfect blend of style, comfort, and low-maintenance living. The open-concept main level features luxury vinyl plank flooring, a spacious living and dining area highlighted by a charming board and batten accent wall, and a cozy family room with a gas fireplace. The updated kitchen boasts white cabinetry, granite countertops with a peninsula, subway tile backsplash, stainless steel appliances, and updated hardware, while a convenient powder room completes the first floor. Step outside to the recently refreshed deck with new decking boards and a retractable privacy screen overlooking open green space. Upstairs, the spacious primary suite features a vaulted ceiling, a custom walk-in closet, and a beautifully updated ensuite bath with a double vanity, jetted tub, and separate shower. Two additional bedrooms, one with a removable wallpaper accent wall, a refreshed hall bath, and a second-floor laundry room add to the home's functionality. The finished lower level provides an expansive recreation room ideal for entertaining, a home gym, or media space, along with unfinished storage. Additional highlights include new front landscaping, a new central air conditioning system installed in 2023, an attached one-car garage, driveway parking, and additional guest parking nearby. The HOA offers exceptional value by covering building roof replacement (individual roof repairs are the homeowner's responsibility), annual mulching, lawn mowing and fertilization, annual leaf cleanup, and scheduled tree and shrub trimming, making this move-in-ready home an outstanding opportunity in one of the area's most desirable neighborhoods.
| Date | Event | Price |
|---|---|---|
| Jul 7, 2026 | Listed for sale | $439,000 |
Price changes are tracked from when NookLocal first indexed this listing; earlier history may not appear. Tax & assessment details are in the section below.
Estimated value
$444,000
Automated estimate, not an appraisal. Sale records through July 2026.
Based on 10 comparable sales nearby, the Montgomery County assessment ratio, and this home's own December 2023 sale grown with the local market, weighted toward the current asking price.
| Address | Closed | Sale price | Bd/Ba | Sqft | Adjusted value |
|---|---|---|---|---|---|
| 2905 GATEWAY DR, ROYERSFORD, PA 19468 | January 2026 | $430,000 | 3/2 | 1,681 | $455,439 |
| 2002 ROYAL CT, ROYERSFORD, PA 19468 | November 2025 | $424,900 | 3/2 | 1,681 | $447,022 |
| 5706 DRAWBRIDGE CT, ROYERSFORD, PA 19468 | February 2026 | $351,000 | 3/2 | 1,568 | $392,347 |
| 180 DEER RUN CT, ROYERSFORD, PA 19468 | April 2026 | $379,900 | 3/2 | 1,636 | $387,380 |
| 2304 CARRIAGE LN, ROYERSFORD, PA 19468 | October 2025 | $330,000 | 3/2 | 1,570 | $365,686 |
| 4607 WATERFORD WAY, ROYERSFORD, PA 19468 | January 2025 | $435,000 | 3/2 | 1,688 | $470,419 |
| Date | Event | Price |
|---|---|---|
| December 2023 | Sold | $420,000 |
| August 2017 | Sold | $244,900 |
From closed MLS and county deed records. Earlier transactions may exist.
Estimated at current rates
$5,292 / year
≈ $441 per month
MLS shows (2025)
$5,089
+4.0% at current rates
School tax
SPRING-FORD AREA · 34.19 mills (2025-26)
$4,148
County tax
Montgomery County · 5.95 mills (2026)
$722
Municipal tax
As recorded for 2025, varies by municipality
$422
Recomputed from the county assessment ($121,330, 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.
Loan term
Estimated monthly payment
$2,953/mo
Taxes use NookLocal's estimate at current millage rates, not the stale figure 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.
School district
Spring-Ford Area
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 →
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.
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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 8, 2026 at 2:08 PM EDT
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