164 Larrabee Way • Royersford, PA 19468

PREMIER CORNER END-UNIT WITH SHOW-STOPPING UPGRADES BACKING TO 70-ACRE PARK Welcome to 164 Larrabee Way in the sought-after Everleigh community. Located in the heart of Limerick Township, this exceptional Warwick Model is the largest floor plan in the neighborhood. Built in 2021 and curated for a turn-key lifestyle, this home is naturally bathed in east-to-west sunlight and packed with premium, high-performance upgrades. MAIN LEVEL LIVING AND GOURMET KITCHEN Open-concept layout featuring upgraded engineered oak hardwood floors and premium pet-proof carpet with spill-proof padding. The chef kitchen boasts 42-inch crown-molded cabinetry with soft-close drawers, a custom coffee bar, and an impressive 8-foot center island. The dining area includes a large bay window and private Juliet balcony. Step out to an expanded Trex deck with privacy fencing, sheltered by the covered patio below for all-weather use. LUXURY SLEEPING QUARTERS Substantial solid oak treads with custom American Craftsman posts and white square balusters lead upstairs. The primary sanctuary features architectural sloped ceilings, a massive walk-in closet, mounted flat-screen TV, and a spa bath with a built-in bench. Two additional spacious bedrooms feature remote-controlled ceiling fans with lighting, steps from a fully finished laundry room with custom cabinetry. TECH-READY GARAGE AND SOUNDPROOFED FLEX SPACE The finished lower-level family room is a quiet sanctuary, completely upgraded with recessed lighting on dimmers and fully soundproofed walls and ceilings. It walks out directly to a private concrete patio. The attached garage features durable epoxy flooring, dedicated wiring for an electric vehicle (EV) charger, a structured ethernet hub, an insulated door, and a digital keypad. BONUS 4TH LEVEL LOFT AND ROOFTOP A custom 4th-floor expansion suite features its own dedicated heat pump system, perfect as a fourth bedroom, private office, or star-gazing lounge. Walk out to a private rooftop terrace offering completely unobstructed, panoramic views of Limerick Community Park. INFRASTRUCTURE AND SECURITY UPGRADES Meticulously engineered for stress-free living with a central HVAC, smart Honeywell thermostats, a whole-house water softener, an integrated humidifier, and advanced media air cleaners. Security upgrades include fully paid integrated security system equipment (yours to keep), Schlage keyless locks, tinted UV-protection windows, and custom roller shades. Enjoy exceptionally low HOA fees with direct access to Limerick Community Park trails and sports courts. Located in the award-winning Spring-Ford Area School District, just minutes from Route 422, Providence Town Center, and downtown Phoenixville. Daily errands are effortless with Costco, Target, Giant, Aldi, and the Philadelphia Premium Outlets all within a few minutes' drive. This property is truly move-in ready—come in, relax, and make it your own. Don't miss the opportunity to make this exceptional home yours. Welcome home — and make it your own. Showing starts on Thursday July 9, 2026 - Open House 5PM - 7PM View this listing at: http://katiehallteam.com/mls=PAMC2186742