Kevin Roscioli
Gold Orchard tree
THE ORCHARD
MONTGOMERY TOWNSHIP • MONTGOMERY COUNTY • NORTH WALES, PA 19454

WHAT COULD YOUR
ORCHARD HOME
SELL FOR TODAY?

Local knowledge, accurate pricing and a strategy built around the details that make your Orchard home different.

GET MY ORCHARD HOME VALUE SEE THE ORCHARD MARKET
Owned in The Orchard since 1994 • 151+ Orchard families served • 30+ years of real estate experience
KEVIN ROSCIOLIREALTOR® | AUTHOR | MARKET ADVISOR
REALTY ONE GROUP RESTORE
DIRECT / TEXT 215-421-9600OFFICE 267-462-4222
Rainbow over The Orchard neighborhood after a sun shower
A Moment in The Orchard

Did You See Last Week’s Rainbows?

After a sun shower, The Orchard seemed to light up in every direction. There were rainbows all over the neighborhood. As I walked my dog through the streets, it felt like the rainbows followed us from one great view to another.

It was one of those simple neighborhood moments that reminds you why The Orchard is such a special place to call home.

151+Orchard Families Served
Since 1994Orchard Property Owner
30+Years Real Estate Experience
1,000+Homes Sold / Served
The Orchard Market Report

The Last 12 Months in The Orchard.

Twenty properties across The Orchard, including current listings, pending activity and settled sales through August 29, 2026.

16Closed Sales
$454,962Average Sale
$458,750Median Sale
10.4Avg. DOM
101.0%Avg. Sale/List
$520,000Highest Sale
The Orchard map showing 20 properties from the last 12 months

Map numbers correspond directly to the property cards below. Market figures are based on the supplied MLS report. The MLS report labels the price field as “Price Before Sale,” so the website uses “List Price” for readability pending final verification of original list-price history.

Property-by-Property

See the Homes Behind the Numbers.

Exterior photos and the core facts for each of the 20 Orchard properties in the report. No listing-company or agent information is displayed.

Exterior of 106 Henning Dr #1 Active

106 Henning Dr

Interior Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 10 DOM
Initial / List Price$475,000
Current StatusActive
Exterior of 234 Orchard Dr #2 Under Contract

234 Orchard Dr

End-Unit Townhome
3 Beds 1.5 Baths 1,863 Sq. Ft. 2 DOM
Initial / List Price$419,900
Current StatusUnder Contract
Exterior of 211 Orchard Dr #3 Pending

211 Orchard Dr

End-Unit Townhome
3 Beds 2.5 Baths 1,693 Sq. Ft. 42 DOM
Initial / List Price$479,900
Current StatusPending
Exterior of 118 Jonathan Dr #4 Pending

118 Jonathan Dr

Interior Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 62 DOM
Initial / List Price$460,000
Current StatusPending
Exterior of 109 Macintosh Ln #5 Sold

109 Macintosh Ln

Twin / Semi-Detached
3 Beds 2.5 Baths 2,282 Sq. Ft. 3 DOM
Initial / List Price$489,900
Settlement PriceSold $516,000
Exterior of 111 Elberta Dr #6 Sold

111 Elberta Dr

End-Unit Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 4 DOM
Initial / List Price$465,000
Settlement PriceSold $496,000
Exterior of 222 Orchard Dr #7 Sold

222 Orchard Dr

Interior Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 17 DOM
Initial / List Price$479,900
Settlement PriceSold $495,000
Exterior of 210 Red Haven Dr #8 Sold

210 Red Haven Dr

Interior Townhome
3 Beds 1.5 Baths 1,666 Sq. Ft. 18 DOM
Initial / List Price$450,000
Settlement PriceSold $455,000
Exterior of 164 Jonathan Dr #9 Sold

164 Jonathan Dr

Interior Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 0 DOM
Initial / List Price$498,900
Settlement PriceSold $510,000
Exterior of 102 Elberta Dr #10 Sold

102 Elberta Dr

Interior Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 5 DOM
Initial / List Price$439,000
Settlement PriceSold $445,000
Exterior of 217 Jonathan Dr #11 Sold

217 Jonathan Dr

End-Unit Townhome
3 Beds 2.5 Baths 1,693 Sq. Ft. 9 DOM
Initial / List Price$465,000
Settlement PriceSold $470,000
Exterior of 227 Jonathan Dr #12 Sold

227 Jonathan Dr

Interior Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 4 DOM
Initial / List Price$450,000
Settlement PriceSold $462,500
Exterior of 242 Orchard Dr #13 Sold

242 Orchard Dr

Twin / Semi-Detached
3 Beds 1.5 Baths 1,932 Sq. Ft. 42 DOM
Initial / List Price$485,000
Settlement PriceSold $405,000
Exterior of 106 Stayman Dr #14 Sold

106 Stayman Dr

Twin / Semi-Detached
3 Beds 1.5 Baths 1,932 Sq. Ft. 6 DOM
Initial / List Price$400,000
Settlement PriceSold $430,000
Exterior of 228 Red Haven Dr #15 Sold

228 Red Haven Dr

Interior Townhome
3 Beds 2.5 Baths 1,973 Sq. Ft. 5 DOM
Initial / List Price$369,900
Settlement PriceSold $369,900
Exterior of 203 Jonathan Dr #16 Sold

203 Jonathan Dr

Interior Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 27 DOM
Initial / List Price$499,999
Settlement PriceSold $505,000
Exterior of 219 Red Haven Dr #17 Sold

219 Red Haven Dr

Interior Townhome
3 Beds 2.5 Baths 2,129 Sq. Ft. 6 DOM
Initial / List Price$479,900
Settlement PriceSold $520,000
Exterior of 108 Bartlett Dr #18 Sold

108 Bartlett Dr

End-Unit Townhome
3 Beds 2.5 Baths 1,841 Sq. Ft. 6 DOM
Initial / List Price$435,000
Settlement PriceSold $435,000
Exterior of 225 Orchard Dr #19 Sold

225 Orchard Dr

Interior Townhome
3 Beds 1.5 Baths 1,841 Sq. Ft. 7 DOM
Initial / List Price$395,000
Settlement PriceSold $390,000
Exterior of 107 Jonathan Dr #20 Sold

107 Jonathan Dr

Twin / Semi-Detached
3 Beds 2.5 Baths 1,693 Sq. Ft. 7 DOM
Initial / List Price$399,999
Settlement PriceSold $375,000

Garage configuration, basement type, renovation quality, deck/patio, yard usability, laundry location, roof, HVAC, siding, insulation and electrical improvements will be added only where the underlying listing information supports them. Nothing will be guessed from a photograph.

Why Automated Estimates Miss Things

Your Orchard Home Is More Than Its Square Footage.

Two Orchard homes with the same floor plan can have very different market appeal. Garage configuration, basement type, outdoor usability and quality of renovations can all matter.

Home Configuration

InteriorEnd UnitTwin1-Car Garage2-Car Garage

Lower Level

Crawl SpacePartial BasementFull BasementWalkoutFinished

Outdoor Space

DeckPatioFlat YardSloped YardUsable Yard

Interior Updates

KitchenBathroomsFlooringLaundry Location

Major Systems

RoofSidingInsulationHeatingA/C

Electrical & Improvements

Electrical ServicePanelBasement SubpanelWindowsDoors
Life in The Orchard

A Neighborhood You Actually Experience.

Market data matters, but so does the feel of a neighborhood. Tree-lined streets, familiar homes, evening walks, and moments like last week’s rainbows are part of what people remember about living here.

Rainbow over a residential street in The Orchard
A Proven Orchard Benchmark
$527,000159 Red Haven DriveOrchard Sale

“Over Asking” Is Not the Same as Maximum Value.

A deliberately low list price can create urgency, multiple offers and a sale above asking. But the seller's real question should be: did the home achieve the strongest price and terms the market could reasonably support?

The Orchard has already demonstrated sales above $500,000, including the $527,000 sale at 159 Red Haven Drive. Every home must still be evaluated individually based on its style, condition, garage, basement, lot, renovations and location within the neighborhood.

My goal is not simply to sell your home “over asking.” My goal is to position, market and negotiate it for the highest and best result.

The Orchard Advantage

Local Knowledge Changes the Conversation.

The Orchard is not a one-size-fits-all neighborhood. Home type, garage configuration, basement or crawl space, yard usability, renovation quality, and location within the community can all influence value. That is why pricing should begin with the property itself, not merely a neighborhood average.

30+ YearsResidential & commercial real estate experience
1,000+Homes sold / served during my career
151+Orchard families served
Since 1994Long-time Orchard property owner
Different home configurationsInterior townhomes, end units, twins, one- and two-car garage layouts.
Different lower levelsCrawl spaces, partial basements, full basements and walkouts, finished to very different standards.
Different outdoor valueDecks, patios, flat yards, shallow yards and sloped lots affect how buyers experience the property.
Different levels of improvementKitchens, baths, roof, HVAC, siding, insulation, electrical and other updates can change buyer perception and value.
Pricing Matters

Over Asking Isn’t Always a True Win.

Pricing a home low can generate attention, multiple offers and an exciting headline: “Sold over asking.”

But the more important question is this: Did the seller actually maximize the sale price?

When buyers recognize that a home is priced below what they believe it is worth, they naturally show up. They compete, and often bid above asking because they already believe the property is worth more than the asking price.

That is why the list price itself matters. Selling above a deliberately low asking price is not the same thing as proving the home could not have sold for more.

COULD THE HOME HAVE SOLD FOR EVEN MORE?

Accurate pricing from the beginning is designed to attract serious buyers, create competition and position the home to pursue the strongest price and best terms the market will support.

The goal is not the biggest percentage over asking. The goal is the best possible result for the seller.

Kevin’s Orchard Market Perspective

Think Beyond the Headline Number.

Multiple Orchard townhomes sold in the $500,000s around the same period, including a sale at $527,000 a little over a year ago. Those sales established an important pricing benchmark for the neighborhood.

My concern is simple: when a home is priced too low, the seller may get a dramatic “over asking” result while still leaving money on the table.

The Orchard’s largest twin homes—particularly those with a full-size family room off the kitchen, a fireplace and main-level laundry—should be evaluated above the smaller townhome models. In my professional opinion, the strongest examples should be in the mid-$500,000s, give or take, depending on condition, location, amenities and market conditions at the time of sale.

I want every Orchard homeowner to think about this when listing, whether they choose to work with me or someone else. The starting price, marketing strategy and negotiation plan all matter.

“I know how to list houses. I know how to market houses. I know how to negotiate houses. I’ve been doing this for 30 years, and I pride myself on getting my clients the highest and best price. I would do no less for you than I would do for myself.”

— Kevin Roscioli

Market commentary and the $527,000 reference are based on Kevin’s stated market history and should be verified against MLS records before the page is published live.

What Orchard Sellers Say

Experience That Shows Up in the Result.

“

Kevin’s knowledge of The Orchard and the surrounding market was second to none. He priced it right, marketed it perfectly, and we got top dollar.

“

I really can’t imagine anyone in the Orchard selling their home and not using you.

— Dan Stevenson
Orchard Seller
Let’s Get Your Orchard Home Sold

Thinking About Selling?

The right pricing strategy creates strong buyer competition and positions your home to pursue the highest price and best terms the market will support.

GET MY ORCHARD HOME VALUE
DIRECT / TEXT 215-421-9600OFFICE 267-462-4222
The Strategy Behind the Result

Position the Home to Compete.

A home can sell over asking and still have been underpriced. The real goal is not a flashy percentage over list price. It is to position the property correctly, create competition and negotiate the strongest price and terms the market will support.

“I really can't imagine anyone in the Orchard selling their home and not using you.”
— Dan Stevenson, Orchard Seller
What Are You Considering?

Different Moves Need Different Strategies.

Thinking of Selling?

Understand your likely range, market timing and which improvements matter before spending money you may not recover.

Thinking of Moving Up?

I also know the larger executive and estate-home communities nearby and have personally made that move myself.

Thinking of Downsizing?

We can compare the value of staying, simplifying or moving while keeping your equity and lifestyle priorities in view.

Complimentary Orchard Home Profile

Tell Me About Your Home.

This is designed to be more useful than a generic automated estimate. Share what you know. “I don’t know” is perfectly fine for anything you’re unsure about.

Use Kevin’s secure Realty ONE Group request form to share your address, preferred contact information and selling timeframe. Your inquiry will be delivered directly into Kevin’s ONE Suite CRM for personal follow-up.

REQUEST MY ORCHARD HOME VALUE REPORT
You will continue to Kevin’s secure Realty ONE Group form. Your information is never sold.
Kevin Roscioli
Your Orchard Neighbor Since 1994

Local Knowledge. Experienced Representation.

I’ve spent decades working in real estate and decades knowing The Orchard. When you’re ready to talk about your home, its value, or your next move, I’m happy to help.

DIRECT / TEXT 215-421-9600 OFFICE 267-462-4222