Spring-Ford Area School District, Montgomery County, PA
Alderwood Run
About
Alderwood Run is a Rouse Chamberlin Homes development in Limerick Township, Montgomery County, capped at 40 townhomes on two parcels totaling approximately 13 acres along Linfield Road. Limerick Township’s land development records show preliminary plan approval granted December 20, 2022, on what were formerly the MacMichael and Celli tracts. The HOA fee is $199 per month and covers groundskeeping and snow removal; homes connect to public water and sewer and are backed by the builder’s 1-, 2-, and 10-year limited warranty program.
Specifications
Home Stock
Two-story and three-story attached townhomes with 3 bedrooms, 2.5 baths, and 1–2 car garages. Floor plans feature open-concept main levels with 9-foot ceilings, luxury vinyl plank flooring, kitchen islands, and walk-in primary closets. Decks are standard. New construction with shingle roofs; concealed sprinkler systems included.
Location & Access
Linfield Road (on-site address); Route 422 (Limerick Exit, approximately 0.5 miles); Keystone Drive (cross-street at entrance); Aronimink Drive (emergency access). Regional destinations accessible via Route 422: King of Prussia, Collegeville, Philadelphia Premium Outlets (Limerick), Phoenixville, and Valley Forge National Historical Park.
Location Anchors
Royersford, PA 19468
Montgomery, PA
40.184, -75.538
What Makes This Distinct
Because Alderwood Run is a 40-unit, single-builder community still in its sell-out phase, resale comps are thin relative to larger subdivisions; buyers should request HOA reserve-fund disclosures and confirm that the community association has been formally transitioned from builder control before closing.
Worth Asking
Have you considered what the HOA fee structure looks like once the builder transitions control to resident homeowners—specifically whether the $199 monthly fee includes a funded reserve account sufficient to cover roof replacements and major common-area infrastructure at a 40-unit scale?
Common Questions
What township is Alderwood Run actually located in, and why do listings say Royersford?
Alderwood Run sits within Limerick Township, Montgomery County—not inside Royersford Borough. ‘Royersford’ appears as the mailing city because the ZIP code 19468 spans both the borough and surrounding Limerick Township. Municipal services, zoning, and tax assessments are governed by Limerick Township, not Royersford Borough.
Which elementary school serves Alderwood Run?
Public sales data identifies Brooke Elementary School as the most common feeder school for this address. Brooke Elementary (339 North Lewis Road, Royersford, PA 19468) is part of the Spring-Ford Area School District and serves grades K–4 with a 12:1 student-teacher ratio. School boundary assignments can change; buyers should confirm assignment directly with the Spring-Ford Area School District before purchase.
What does the $199 monthly HOA fee cover at Alderwood Run?
Multiple public records confirm a $199/month HOA fee. The fee is documented in listing records to include groundskeeping (lawn care) and snow removal. The formal HOA name, management company, and full reserve-fund details were not publicly available at the time of this writing; prospective buyers should request the full resale certificate and reserve study prior to executing an agreement of sale.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Hoa Name — No formal HOA entity name (e.g., ‘Alderwood Run Homeowners Association’) was found in public records or listing disclosures. The $199/month fee and covered services are confirmed via public records, but the managing entity name requires a resale certificate or recorded trust indenture from Montgomery County Recorder of Deeds.
- Avg Year Built — Not provided in input data and not derivable from public records. First public records settlements appear to be 2024–2025 based on listing dates; community was in active sell-out as of early 2026. Era band set to ‘Recent Construction (post-2015)’ based on December 2022 preliminary plan approval and 2025 confirmed sale dates.
- Appreciation Range Text — Community is too new (first settlements 2024–2025, still in sell-out) to establish a defensible appreciation pattern. No 33-year index applicable.
- Lot Size Individual — Individual homesite lot sizes not published in builder materials or township records reviewed. The site totals approximately 13 acres for 40 homes (±0.32 acres/home average including common areas), but per-unit lot dimensions are not verified.
- Hoa Reserve Fund — Reserve fund adequacy and management company identity are unverified from public sources. This is a material consumer-protection gap for buyers evaluating a new-construction HOA still under builder control.
School District
Alderwood Run is served by the Spring-Ford Area School District. Buyers should verify current school assignments directly with the district.
View Spring-Ford Area School District Information
Sources Consulted
Public deed records · Montgomery County Recorder · rousechamberlin.com · limerickpa.org · longandfoster.com · howardhanna.com · newhomesource.com · homes.com · atproperties.com · spring-ford.net · niche.com · en.wikipedia.org
Data refreshed: April 25, 2026 (median sold, appreciation, performance tiers, narratives) · Content reviewed: April 25, 2026 (overview, structural insight, FAQs)
The Cyr Team · 2418 neighborhoods · 4 counties · 33 years of public sales records