101 KATIE WAY Phoenixville, PA 19460

Welcome to 101 Katie Way, a thoughtfully upgraded residence set on a tranquil, .59 acre private lot just moments from the charming, Kimberton- historic village, defined by its 18th century architecture and quaint atmosphere. Offering approximately 2,989 sq. ft, above grade living space with a finished basement. From the moment you arrive, the circular driveway, manicured grounds, and mature landscaping establish exceptional curb appeal. The light-filled foyer introduces the home's open and inviting layout. Hardwood floors extend throughout the main level. The living and dining rooms are both enhanced by crown molding and well-appointed for entertaining guests. The dining space flows seamlessly into an updated kitchen, featuring quartz countertops, tile backsplash, and a suite of stainless-steel appliances. A sunlit breakfast area overlooks the fenced backyard and pool, offering a serene setting for morning coffee. This Home combines everyday comfort with resort style outdoor living. The backyard features an inground pool, landscape grounds, and generous space for entertaining, play, and relaxation. Heading back inside, the two-story family room is the focal point of the home. Expansive windows frame views of the backyard and fill the space with natural light. A full-height stone fireplace anchors the room, creating a warm and inviting atmosphere. The main level is completed by a powder room and a laundry/mud room. Upstairs, four generously sized bedrooms offer comfort and privacy. The primary suite features a cathedral ceiling, two walk-in closets with built-ins, and a spa-like bath with dual vanities, a frameless glass shower, and classic tile finishes. Three additional bedrooms share a well-designed hall bath. The finished lower level expands the home's versatility, offering a spacious recreation area ideal for entertaining, fitness, or media use. Significant capital improvements include a new roof ($12,000, 12/08/2021), stucco removed and replaced with James Hardie siding ($51,660, 12/08/2021), new windows and doors ($16,500, 12/08/2021), upgraded gutters and downspouts ($4,500, 12/08/2021), and structural sheathing and framing enhancements ($10,129, 10/10/2021), along with window framing repair/replacement ($4,579, 10/10/2021) and a new garage door ($5,000, 10/21/2021). Interior improvements include whole-house painting ($7,000, 10/28/2021), updated lighting throughout ($2,471, 10/14/2021), and new carpeting in the stairway ($1,265, 12/17/2021). Appliance upgrades include a full suite replacement—dishwasher, microwave, range, refrigerator, washer, and dryer ($7,988, 09/16/2021). Mechanical upgrades include a newer HVAC system ($21,500, 05/22/2023), and the pool has been refreshed with new tile, mastic, and paint ($8,700, 05/18/2025). Landscaping improvements, include front and rear flowerbeds, trees, and plantings ($20,000, 2021–2026). Ideally located with convenient access to Routes 113 and 23, and just minutes from Kimberton and Phoenixville's acclaimed dining, shopping, and entertainment. Set in a quiet, established neighborhood with a peaceful residential feel, the home offers an ideal setting for morning walks, evening strolls, bike rides, and outdoor time with children. The spacious driveway and attached garage provide excellent parking and flexibility for multiple vehicles, visiting family, guests, or poolside gatherings. Welcome home...