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Listing description

Don't miss out on this one of a kind unique home in Willow Grove. Situated on a quiet tree line street this property contains a bonus extra half lot/parcel providing extra outdoor enjoyment space.Since acquiring this home in 2019 the owner has meticulously maintained and updated this move in ready home. Entering the property via a charming front porch you are greeted with freshly painted walls showcasing hardwood flooring throughout the light filled living and dining areas. The updated kitchen has white cabinets, granite countertops, updated stainless steel appliances and breakfast nook looking out over the picturesque backyard. Ascending up the split staircase to the 2nd floor consisting of two ample size bedrooms both with hardwood flooring and much needed closet and storage space. A recently updated full bath and laundry closet complete the 2nd floor. The finished light filled lower level has been completely remodeled with hardwood flooring and a full bath. It's a great bonus space with many options; bedroom, family room, office, play room etc. Also, an oversized detached 1-car garage sits nicely on this property. The eye pleasing rear and side yards with rare old growth Japanese Maple trees not usually seen outside of Japan growing to this height and beauty. These trees protect the home and property from wind and storm damage and provide a beautiful, peaceful private retreat as well as precious habitat for wildlife. Regularly managed by a certified arborist, the trees of the property have been carefully fed, trimmed and supported for their health and stability. Additionally, the owners curated native pollinator gardens and followed restorative gardening and land management practices that not only fostered the return of a diverse array of butterflies, fireflies, and native pollinators, but also resulted in the property being registered with the National Wildlife Federation as a Certified Wildlife Habitat. Schedule your showing request today to see this one of a kind unique home.

Facts & features

Interior

Bedrooms
2
Bathrooms
2 full
Living area
1,387 sq ft
Heating
Radiator, Heat Pump - Electric BackUp
Cooling
Ductless/Mini-Split

Property & construction

Property type
Residential · Detached
Architectural style
Other
Year built
1932

Lot & parking

Lot size
0.2 acres (8,625 sq ft)
Garage
1 space

Financial

Price / sq ft
$324
HOA dues
None

Listing details

MLS #
PAMC2181910
County
Montgomery County
School district
Upper Moreland
Days on market
22 days

Price history

DateEventPrice
Jun 12, 2026Listed for sale$449,900

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

$438,237

High confidence
$416,326$459,158

Automated estimate, not an appraisal.

About this estimate

Based on 10 comparable sales nearby, the Montgomery County assessment ratio, and this home's own August 2019 sale grown with the local market, weighted toward the current asking price.

Last sold
August 2019 for $265,000
About $428,780in today's market
Current list price
$449,900
County assessment implies
$315,897
Est. property taxes at today's rates
$4,418/yr

Comparable Sales

AddressClosedSale priceBd/BaSqftAdjusted value
221 DALLAS RD, WILLOW GROVE, PA 19090September 2025$470,0003/21,373$486,517
552 SCHOOL HOUSE LN, WILLOW GROVE, PA 19090May 2026$435,7503/21,360$420,727
632 FITZWATERTOWN RD, WILLOW GROVE, PA 19090May 2026$445,0003/21,498$410,003
321 SILVER AVE, WILLOW GROVE, PA 19090September 2025$365,0003/11,380$393,058
315 LAWNTON RD, WILLOW GROVE, PA 19090January 2026$312,5002/11,236$382,811
505 CROWN ST, WILLOW GROVE, PA 19090November 2025$405,0002/21,217$456,314

Sale history

DateEventPrice
August 2019Sold$265,000
February 2017Sold$220,000

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

Estimated taxes

Estimated at current rates

$5,148 / year

$429 per month

MLS shows (2025)

$5,265

-2.2% at current rates

School tax

UPPER MORELAND TOWNSHIP · 39.51 mills (2025-26)

$3,840

County tax

Montgomery County · 5.95 mills (2026)

$578

Municipal tax

As recorded for 2025 — varies by municipality

$730

Assessment note: this home is assessed at $97,170 — well below the ~$138,389 its asking price implies at Montgomery County's common level ratio (30.8%). A sale near asking can invite a school-district assessment appeal that could raise the bill by roughly $1,874/year. Worth pricing in.

Recomputed from the county assessment ($97,170, 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

$89,980 (20%)
6.75%

Loan term

Estimated monthly payment

$2,895/mo

Principal & interest
$2,334
Property taxes (current rates)
$429
Home insurance (est.)
$131

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

Upper Moreland Township

Academic index
61.7/100
Graduation rate
96.2%
PSSA ELA proficient
53.4%

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 522 RAAB ST, WILLOW GROVE, PA 19090

© 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

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