NookLocal
For Sale

Listing description

Welcome to this exceptional 4-bedroom, 2.5-bath home in the highly sought-after Willow Manor neighborhood, ideally located within walking distance of Willow Hill Elementary School and just minutes from Willow Grove Mall, shopping, dining, and major commuter routes. Step inside to discover rich hardwood flooring that flows throughout the main level, creating a warm and inviting atmosphere. At the heart of the home is a stunning designer kitchen featuring an expansive center island, abundant cabinetry, and generous workspace that's sure to impress even the most discerning chef. With an open layout that seamlessly connects to the adjoining living and dining areas, this space is perfectly designed for everyday living and effortless entertaining. The upper level is home to the spacious primary suite, offering a relaxing retreat complete with a generous sized closet and a well-appointed en-suite bath. Two additional bedrooms and a full hall bath complete the second floor, while the fourth bedroom is conveniently located on the main level, creating the ideal space for overnight guests, extended family, or a dedicated home office without sacrificing privacy. The partially finished lower level provides valuable additional living space that can easily serve as a family room, recreation area, fitness room, or media room, while the unfinished portion offers ample storage to keep everything organized. Outside, the fully fenced backyard provides the perfect setting for pets, play, gardening, or summer gatherings with family and friends. Driveway parking for 4+ cars makes guest arrivals a breeze! Combining an outstanding location, a thoughtfully designed floor plan, and impressive finishes throughout, this Willow Manor home offers the perfect blend of comfort, style, and convenience.

Rooms by level

How the bedrooms and baths are distributed across the floors, as reported by the listing agent.

  1. Main level1 bedroom · 1 half bath
  2. Upper level3 bedrooms · 2 full baths

Facts & features

Interior

Bedrooms
4
Bathrooms
2 full · 1 half
Living area
2,080 sq ft
Heating
Forced Air
Cooling
Central A/C

Property & construction

Property type
Residential · Detached
Architectural style
Colonial
Year built
2003

Lot & parking

Lot size
0.2 acres (8,650 sq ft)

Financial

Price / sq ft
$240
HOA dues
None

Listing details

MLS #
PAMC2187612
County
Montgomery County
School district
Abington
Days on NookLocal
10 days

Interior features

Basement
Partially Finished
Levels
2
Accessibility
None

Exterior & construction

Construction
Vinyl Siding
Foundation
Permanent

Systems & utilities

Heating fuel
Natural Gas
Cooling fuel
Electric
Hot water
Natural Gas
Water source
Public
Sewer
Public Sewer

Parking

Parking
Driveway
Total spaces
3
Driveway spaces
3

Community

Subdivision
WILLOW MANOR

Lot & zoning

Lot dimensions
74.00 x 0.00
Zoning
RESIDENTIAL

Included in the sale

Inclusions
Washer, Dryer and Refrigerator in AS IS condition
Possession
0-30 Days CD

Price history

DateEventPrice
Jul 17, 2026Listed for sale$499,000

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

$511,000

Automated estimate, not an appraisal. Sale records through July 2026.

About this estimate

Based on 10 comparable sales nearby, the Montgomery County assessment ratio, and this home's own January 2023 sale grown with the local market, weighted toward the current asking price.

Last sold
January 2023 for $420,000
About $505,412 in today's market
Current list price
$499,000
County assessment implies
$559,597
Est. property taxes at today's rates
$7,421/yr

Comparable Sales

AddressClosedSale priceBd/BaSqftAdjusted value
1625 PARK AVE, WILLOW GROVE, PA 19090June 2026$485,0004/22,156$492,763
1735 RIDGEWAY AVE, WILLOW GROVE, PA 19090July 2026$602,0003/22,072$615,971
1717 CRESTVIEW AVE, WILLOW GROVE, PA 19090April 2026$535,0003/22,088$575,726
2343 RUBICAM AVE, WILLOW GROVE, PA 19090October 2025$530,0004/22,168$584,801
1625 PARK AVE, WILLOW GROVE, PA 19090February 2026$360,0004/12,156$418,492
2812 LILLIAN AVE, WILLOW GROVE, PA 19090November 2025$405,0004/12,064$481,225

Sale history

DateEventPrice
January 2023Sold$420,000
November 2018Sold$295,000

From closed MLS and county deed records. Earlier transactions may exist.

Estimated taxes

Estimated at current rates

$8,450 / year

$704 per month

MLS shows (2025)

$8,450

School tax

ABINGTON · 38.55 mills (2025-26)

$6,429

County tax

Montgomery County · 5.95 mills (2026)

$993

Municipal tax

As recorded for 2025, varies by municipality

$1,029

Recomputed from the county assessment ($166,760, 1996 base year) × current millage. School millage is from the latest year certified by the Pennsylvania Department of Education (2025-26); districts adopt the next year's budgets each June, and we update when the state certifies the statewide file in the fall. 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

$99,800 (20%)
6.43%

Loan term

Estimated monthly payment

$3,355/mo

Principal & interest
$2,505
Property taxes (current rates)
$704
Home insurance (est.)
$146

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.

Area statistics

School district

Abington

Academic index
67.1/100
Graduation rate
96.6%
PSSA ELA proficient
60.5%
PSSA Math proficient
56.8%

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.

© 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 27, 2026 at 2:00 PM EDT

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