Phoenixville PA Real Estate & Homes For Sale

Built in 1949, this cape cod home offers approximately 2100 finished square feet, three bedrooms and one full bath, full basement and detached 3-car garage. This home sits on an approximate 58458 sqft lot. No interior viewings.

Brick front townhome in Powder Mill. Just painted and new stainless steel appliances added in the kitchen. Large living room with gas fireplace and sliding doors to an elevated deck. Dining area, and separate breakfast area . nice kitchen with island & bright working area. and powder room. 2 big bedrooms and 2 full baths on 2nd floor. Full basement and laundry area includes washer & dryer. Wall to Wall carpets in bedrooms , steps and hall, wood floors on 1s floor. Gas heat w/central a/c Close to shopping, schools and all major roads and turnpike. Available for quick possession.

Welcome to the Very Desirable Community of Charlestown Hunt! MAINTAINENCE FREE LIVING and LOCATION, LOCATION, LOCATION!! This Well Maintained, 4 Bedroom Home (Primary Bedroom On First Floor) Is A First Floor Unit Featuring A Walk-Out Finished Basement! Immaculate Eat-In Kitchen with 42" KraftMaid Maple Cabinets, Granite Counter Tops, and Bosch Dishwasher (2020) . The Primary Bedroom has TWO LARGE CLOSETS With Customizable Storage Systems, Bath with a Double Sink Vanity, Relaxing Soaking Tub & "Stand Alone" Glass Enclosed Shower. The Amazing Laundry Room Features KraftMaid Cabinets and Large Pantry With Custom Storage For All Your Cooking Needs. Rear Deck Overlooking a Beautiful View As You Enjoy Your Meals Al Fresco! FINISHED BASEMENT Features 2 Bedrooms, Living Area Perfect for a Work from Home, Virtual Learning Space or Playroom. The Unfinished Storage Area Comes Complete with a Work Bench, Storage Racks and Bookshelves. The Community of Charlestown Hunt Provides a Convenient & Relaxing Lifestyle which Includes Lawn Care, Snow Removal, Recreation Center, Swimming Pool, 2 Tennis Courts and Playground Facility Known as The "Tot Lot". Enjoy The Walking Trails Through Out The Community of Charlestown Hunt! School Bus Stop Just Steps Away, Great location....Easy access to The PA Turnpike New Slip Ramp Just Minutes Away, Route 29, Route 113 & Route 23 and Just Minutes To Great Valley, Valley Forge National Historical Park, Pickering Valley Golf Club, Wegmans, Target, Restaurants and Downtown Phoenixville! All of this Plus Great Valley Schools and Low Taxes Make This an Exceptional Value!

Move right in to this spacious 3 bedroom, 2 bath home on a quiet street in Phoenixville. This home features tray ceilings in both the living room and the dining room with recessed lighting and beautiful hardwood floors. Bright eat-in kitchen has been updated and has ample counter space and gas stove. The rear room is a spacious laundry room/ bathroom with standup shower and access to rear of the property. Choose to sit either on the covered front porch or your covered back patio which opens to fenced back yard. The primary bedroom is located on the second floor towards the front of the house and has two closets, ceiling fan, and brand new carpet. The other two bedrooms feature the same beautiful hardwood found on the first floor. The bathroom found on the second floor is enormous! Two vanities, a large jacuzzi tub, separate stand up shower with shower seats, skylight, toilet, and beautiful tile work throughout. This home is ready for its new owner.

RARE FIND! Welcome to this well maintained larger END UNIT Carriage Home in popular "Longford Crossing" in Phoenixville area of Spring-Ford School District. A great alternative to a single home due to its width as well as being an end unit with additional windows. Larger than many single homes with low maintenance living perfect for those with a busy lifestyle. Enter the home through a charming covered front porch. This open floor plan offers hardwood flooring throughout the first floor, 9ft ceilings, recessed lighting, crown molding & architectural columns. Living room opens up to the dining area with an upgraded floor to ceiling bay window. Rare first floor office with a french door leads to a spacious powder room and access to TWO CAR GARAGE. Bright eat-in kitchen boasts 42 inch oak cabinets, sizable center island, pantry closet, and gas cooking. Family room opens to an eat-in kitchen with a gas fireplace and wainscoting makes entertaining friends & family fun and easy. Spacious primary bedroom suite with tray ceiling, large walk-in closet and view of year yard. Attached primary bathroom is quite neutral with a double vanity and soaking tub. Two additional large bedrooms with ample closet space are serviced by a spacious full hall bathroom. Easy access to the nice sized 2nd floor laundry room with additional storage. Large and full unfinished basement with egress window and plumbing roughed for full bathroom; this space is ready to be finished!! Plenty of parking in the driveway as well as the plethora of spare parking in Berman Court! The side street is not for vehicles but for walking and riding bikes. NEW GAS HEATER & CENTRAL AIR (2022) NEW ROOF (2020) NEW CARPETING (2022) NEW MICROWAVE (2022) NEW GAS STOVE (2022) All this is in the Upper Providence setting! Conveniently Located Near Rt. 422 Corridor with Easy Access To Perkiomen Trail (9mi), Valley Forge Park (8mi), King of Prussia Mall (9mi), and minutes from the many dining options Downtown Phoenixville (3mi) has to offer as well as Oaks Shopping Center (BJs, Target and Lowes) (2mi), Providence Town Center (Wegmans) (3mi), Route 422 and minutes away from major employers such as SEI, GSK, PFizer, Dow Chemicals, IMS Health, and Quest Diagnostics.

Welcome to this New Construction single family home nestled in a private corner of the Borough of Phoenixville. Backing up to undeveloped, tree filled slopes, enjoy the benefits of both privacy and easy access to all Phoenixville has to offer. Parking will not be an issue with an attached 2 car, side load garage and separate off-street parking. This 4 bedroom, 2.5 bath home features a primary bedroom with a walk-in closet and full attached bath with a double bowl vanity and walk-in tile shower with a frameless glass door. The main floor features hardwood throughout and an open design with a large living room looking into the kitchen and dining area. There is also a separate living area off the front of the home, perfect for an in-home office or some privacy from the rest of the main floor. Walk out the rear slider onto a maintenance-free composite deck overlooking mature trees all the way down to the Schuylkill River. This home offers the perfect match of privacy, quiet, and access to all that Phoenixville has to offer. NO HOA! Listing Agent has ownership interest.

A Rare Opportunity to own a Wonderfully Spacious (1900+) End Unit Townhome in Kimberton Knoll. This wonderfully maintained home has an open floorplan with 3 bedrooms and 2.5 bathrooms. Enter into an open-air foyer with wide planked hardwood floors. There is an enormous living room, that could comfortably be used as a library/office that offers plenty of light and versatility. The dining room is spacious and conveniently located. The eat-in kitchen features a breakfast bar for stool seating, cabinets galore, a slider to the rear patio and opens to the family room. The comfortable family room has a corner wood-burning fireplace and is flanked by a powder room. Upstairs the two secondary bedrooms offer plenty of space as well as closet storage.. The master bedroom is sprawling with windows all around, a large walk-in closet and a full master bathroom. The entire home has New Carpet and has been freshly painted and is ready for new owners. Conveniently located to major routes and shopping. Reserved Parking is labeled 1305, and there is tons of overflow parking.

Tired of the resale market and ready to own what you deserve? Move right in this SEPTEMBER to a luxurious brand new construction home without the wait. This Harrison floor plan has it all, including location - location - location! Steelpointe by Rockwell Custom is located in Phoenixville in Chester County's most desired neighborhood with on-site access to the Schuylkill River Trail and easy walkability to all that our sweet town has to offer - shops, bars, restaurants, boutiques, farmers markets, festivals and so much more. This home is extremely well appointed with numerous upgrades and enhancements included - just bring your clothes! Gourmet kitchen with 10' quartz topped island and open living with 10' ceilings and oversized windows. A large maintenance free deck off your kitchen complete the package! This home features a spacious owner's suite with double vanities. Want extra space, this home has a 4th level loft in addition to a 4th bedroom and bathroom. You need to see this 2 car garage home offering smart home technology and too many features to list! Preview the included features by scrolling through the photo gallery. Photos are of a model not actual home and are for marketing purposes only - Contact us today to schedule a tour of the actual home.

Resale have you exhausted? Settle this summer in a brand new home, you are proud of, don't need to work on, and can simply enjoy - GO NEW! Come walk this home while final touches are being made and see for yourself what a modern, spacious home has to offer! You will love the exquisitely curated finished chosen specifically for this home. This 3 bedroom, 2.5 bath home has great open space along with 2-car garage, 2 car driveway. This kitchen has a 4 stool peninsula as well as a double wide island with soft close upgraded cabinets. Upgrades galore in this home, you have to see for yourself! This end home is light and bright offering 10 foot ceilings with oversized windows on your main living level. A dazzler! Want a retreat? How about a owner's suite with oversized shower, double vanities and a gigantic walk in closet! Location Matters and Steelpointe by Rockwell Custom will not disappoint! Phoenixville's Bridge Street has a charming downtown with shopping, restaurants, breweries, galleries, neighborhood conveniences including festivals and farmer's markets. Plus our homes have on-site access to the Schuylkill River Trail (SRT) access, plentiful sidewalks, preserved green park and dog park and 2 tot lots coming soon! Photos are of the model and for marketing purposes only - let me walk you through this home. Call for your appointment today! STEELPOINTE JUST WON COMMUNITY OF THE YEAR by Best in PA Living...come see why and spend the day strolling and dining in town.

Learn how to receive a lower interest rate on this home or additional closing cost assistance!! Are you looking for a BRAND NEW home that is just steps away from a bustling town like Phoenixville? Check out this home at Steelpointe by Lennar! ThatâÂÂs right, Steelpointe by Lennar will feature a collection of Contemporary Townhomes steps away from Phoenixville Main Street, with an impressive walk score of 89! The community is connected to the Schuylkill River Trail that allows a for short walks where you will be met with an abundance of shopping, restaurants, fitness/lifestyle, theater venues, a local farmersâ market, more breweries per square foot than any other US city and MUCH more! All home layouts feature elegant finishes, modern open floor plans, and impressive kitchens and baths. Plus, with LennarâÂÂs EverythingâÂÂs Includedî program, every new home at Steelpointe comes with all of your purchased UPGRADES AT NO ADDITIONAL COST. Quartz countertops, stainless steel appliances, engineered hardwood flooring, ceramic bath tile and more â all included! When you Open your Door stairs will take you to the main living area and you are greeted with a beautiful kitchen featuring 42 inch cabinets that are perfectly matched with Quartz countertops and powder room. You can also enter your home through your private one car garage in the rear. The third floor will have your 3 Bedrooms and 2 Full Bathrooms with Stand up shower with Tile Surround in the Private Owners Bath, Tub/Shower Combo with Tile Surround in the Secondary Bath. All this plus an awesome composite Deck off of the rear of your home. Main living areas feature 9-foot ceilings and beautiful 6.375â inch plank flooring. All of the Homes at Steelpointe are Connected homes with a variety of smart technology built in, along with state-of-the-art energy efficient systems. Included in this home are all Stainless Steel appliances in the kitchen as well as a washer and dryer in the laundry-room conveniently located right off of the Near the Bedrooms on the second level. This home is almost ready for you to move in! Visit today and learn more! **Photos are of furnished model home of similar layout.

Timing is everything! Homesite #209 at Steelpointe in downtown Phoenixville is move in ready. Whether your lease is ending or you're ready for a change, this home will make you realize dreams really do come true. Plus, no bidding wars here...just move right in and enjoy all that this community has to offer. Steelpointe won COMMUNITY OF THE YEAR in Chester County's most desired neighborhood with on-site access to the Schuylkill River Trail and easy walkability to all that our quaint town has to offer - shops, bars, restaurants, boutiques, farmers markets, festivals and so much more. This home is professionally designed and offers a unique palette of design elements around every corner. Discover the included features in the look book presentation. Photos are of a model and for marketing purposes only. Schedule a viewing of the actual home today.

CALLING ALL INVESTORS - HUGE INVESTMENT OPPORTUNITY - MODEL HOME SALE WITH GENEROUS $5350 LEASEBACK! Highly desirable opportunity to own the Lennon model at Steelpointe in Phoenixville by Rockwell Custom. This ultra modern townhome is professionally designed and upgraded with a super cool vibe. Discover 4 bedrooms, 3-1/2 baths and generous living area as well as a finished entry level office/lounge and mudroom. Enhanced features include quartz countertops with waterfall edge, moody hardwood, 10' main level ceiling height, fireplace with tile floor to ceiling surround, speaker system, custom built-ins and trim millwork around every corner. Maximize storage with 2-car garage and 2-car driveway. Contemporary, open, dressed to impress in high-rent area, walkable to all that Bridge Street has to offer, including shopping, restaurants, breweries, galleries, and neighborhood conveniences including festivals, fairs and farmer's markets. Plus on-site Schuylkill River Trail (SRT) access, plentiful sidewalks, preserved green park and future dog park and 2 tot lots. Images are of actual model - check out our website and contact us today to learn more about this amazing opportunity!

LOCATION - LOCATION - LOCATION! Your new home is ready for move in this September at Steelpointe in Phoenixville by Rockwell Custom. New construction without the wait! Live moments away from Bridge Street's charming downtown with shopping, restaurants, breweries, galleries, neighborhood conveniences including festivals and farmer's markets. Looking to be active? This home has on-site Schuylkill River Trail (SRT) access, plentiful sidewalks, preserved green park and dog park and 2 tot lots coming soon! Enjoy this amazing area with low maintenance living. Whether you're downsizing or a first time homebuyer, or just searching for the right fit - this 4 bedroom, 3.5 bathroom townhome has just the right amount of space along with 2-car garage, smart home features, and 4th floor loft. Preview the included interior features in the attached photo gallery and schedule a tour today! Photos are of the model and for marketing purposes only. Actual home will vary. Sales center now open with 2 models to tour.

AVAILABLE FOR SUMMER SETTLEMENT - This amazing brand new home at Steelpointe by Rockwell Custom in Phoenixville is almost complete. Live in one of Chester County's most desired neighborhood with on-site access to the Schuylkill River Trail and complete and easy walkability to Bridge Street shops, bars, restaurants, boutiques, farmer's markets, festivals and so much more. The Harrison floor plan offers plenty of space for all your living, working, entertaining and enjoying needs . The spacious open floorplan has it all! Come see it's amazing finishes and superior location - and end homesite on the park! Open concept living with 10ft ceilings and a gourmet kitchen with soft close cabinets, quartz countertops and oversized island and large, open great room with gas fireplace and deck. Hardwood floors and steps, too! Luxurious owner's suite with super shower and 2 more bedrooms along with laundry on the next level. The 4th level loft is the bright and airy additional space you deserve along with a huge, private roofdeck ready for summer sunsets! Did I mention 2 car rear garage and large driveway, too? The community has green space parks and 2 tot lots and dog park coming soon. Photos are for marketing purposes only. Contact me to see finishes selected for this home and to tour

This most desirable home is the âMansfield Colonialâ model in Rivercrest, a gated community served by the Spring-Ford Area School District. High ceilings and generously sized rooms offer gracious spaces for entertaining and everyday living. This home is situated on a premium location on a quiet cul-de-sac. Enjoy private views of woods from windows and the deck. The community offers many amenities and walking trails with shopping and services just minutes away. A short drive to Phoenixville, Collegeville, King of Prussia and Great Valley. Schedule your showing today!

Set along the Schuylkill River Canal Neighborhood of Port Providence this 3-bedroom, 1 bathroom, 1184 square foot home really needs some love. With the Schuylkill River Canal, Schuylkill River Trail, and Fitzwater Station Tavern & Grill all just a block away, this is a lifestyle the owner really enjoyed for decades. Hit hard by Hurricane Ida the river fully submerged the basement, and the first-floor water level came to about five feet. ***This property is being sold AS IS. All township inspections and certifications shall be the buyerâs responsibility.***

Welcome to the highly desirable community of Rivers Bend in Upper Providence Township. One of the larger models in the community, with a large sunroom and a lovely backyard patio on almost 1 acre, this home was specially designed for entertaining. The grand 2 story foyer entrance with a brand new front door and lovely chandelier creates the perfect welcoming ambience for visitors. The 2 story family room with a gas fireplace gets lots of natural light, with its large floor to ceiling windows and views of the backyard. The kitchen has granite counters, center island, plenty of cabinets and a large pantry to accommodate all the equipment to feed large gatherings. The home also has a study for those working from home, a dining room for formal entertaining and a powder room on this level. Move on back into the sun room, which could be your favorite 3 season hangout spot. The sunroom has views of the backyard and an inviting hot tub. It is perfect for your early morning quiet cup of coffee, or loud evenings entertaining family or friends - whatever you prefer. The Sellers recently extended the backyard patio and added a gas fire pit. There is an in ground gas line connection to this pit, for those cool Fall or early Spring fireside chats. The private backyard backs up to township land with mature trees providing great views year round. The second floor has a Master bedroom with a small attached room for a nursery or yet another home office, in addition to 3 closets and an en-suite bathroom. Three other generous sized well lit bedrooms and a hall bath on this level. The home has a front and back staircase with hardwood on both levels. The Sellers recently replaced all the upstairs carpet with wooden flooring and replaced the roof (2020). You can take the party downstairs to the large home theatre in the fully Finished large Basement. Just in time before the season, enjoy your favorite Football team games, or watch Netflix/Amazon prime movies in the home theatre. It can be the perfect setting for children's sleepovers with Disney movies or X Box games. Additionally, the Basement has a workout area, and another room that could be used as a second home office, plus a large unfinished area for excess storage. The 2 car garage has a spacious room on the side for extra storage. The backyard has a shed for all your excess gardening and grilling supplies. Storage will not be an issue in this home. Sellers are including the home theatre equipment, all appliances, the backyard shed and more - check the attached list for details. Also offered is a 1 year AHS Shield Plus Home warranty that covers Appliances, other home items like ceiling fans garage door openers etc. please see attached for details. Conveniently located near Rt. 29, Rt. 113 and Rt. 422 with easy access to King of Prussia, Providence Town Center, Philadelphia Premium Outlets and all that downtown Phoenixville has to offer. Did we mention the popular Spring-ford schools? Don't miss this wonderful opportunity to make this home yours. Schedule a showing starting 7/21/2022. Sq ft likely higher than what Public Records indicate, Buyer to verify.

THIS HOME CANE BE READY BY DECEMBER 2022 / JANUARY 2023. At 2214 SF, the Chalfont Huntingdon is the largest Ranch style home we offer and features an open floor plan for a casual yet elegant lifestyle. This home's versatile office/study can be used as an extra bedroom depending on your needs. From the moment you enter through the roomy foyer with an included tray ceiling, which leads to elegant kitchen, dining, and living areas, you will feel comfortably at home. Ten-foot 1st floor ceilings throughout enhance this home's sense of spaciousness. A well-appointed kitchen features a pantry cabinet and breakfast area with an island counter with plenty of sitting space. Adjacent to the kitchen area, the large great room offers access to the back yard. The master bedroom suite is beautifully appointed with a large walk-in closet and a primary bath. Photos are used for representative purposes. Taxes to be determined. Please see Sales Manager for details.

Better Living Homes, Inc. is proudly offering a private 8.2 acre oasis, perfectly nestled in Great Valley School New Home in Great Valley School District built on an 8 Acre Private Lot.. This plan starts at 3400 sq feet. Some of the features include: open floor plan, gourmet kitchen (Bosch appliances, double oven, granite, pantry), 4 bedrooms, 2 full baths, 2 half baths, 3 car garage, 2nd floor laundry. Off the garage entrance is that much needed mudroom area. The lower level - can be finished off afterwards. Don't let this opportunity to build your dream home pass you by. Nature lovers, don't forget about the acres of land surrounding your new home!

Outstanding and unique opportunity for 5 private acres that abut to an additional 65 acres along the Pickering Reservoir. This property is accessed by a long private drive off Valley Forge Rd. The house is a well-built 1956 colonial with large rooms and high-quality building materials. The house has not been updated recently and is ready for a remodel. The parcel is also suited to start fresh and build your dream compound along the Pickering Creek Reservoir. Very special views come with this home, and the view from the main patio is a feature photo on the Schuylkill Township newsletter. Plans for developing the adjacent lot have been in front of the Township, but as of now, there is no approved plan to develop the adjacent land. Truly a special opportunity to have privacy combined with quick access to the PA Turnpike, 76, Rt. 202, Valley Forge Park, and CC Philadelphia. Call today for your personal appointment to view this property.

We will be reviewing offers Sunday into Monday to accommodate sellers schedule. Don't miss this beautiful town home in the sought after Powder Mill community bordering Kimberton. Nicely updated, move in ready and ample space with 3 bedrooms, 2 full baths and a half bath for your guests on the main floor. The home is freshly painted providing a bright and modern feel throughout. Enter through the newly installed and painted Anderson front door with new hardware, frame and an Anderson full light glass storm door. The inviting kitchen has newly painted white cabinetry with new hinges and hardware, convenient under cabinet lighting and new light fixture in the kitchenette area with new blinds. There is also a new touch-less kitchen faucet and built in soap dispenser and new garbage disposal. From the kitchen or hall enter the expansive living room which has large windows providing great light along with the sliding door leading to the newer engineered wood deck and new outdoor light. There is plenty of space in the large living room for your game table and bar area too, all surrounding the cozy wood burning fireplace. While most of the home has newer LVP flooring , the main staircase is carpeted with new Renewal low pile berber carpet in Sandstone. On the second floor the large primary bedroom has upgraded ivory carpeting and a new Hunter remote controlled ceiling fan and light. The ensuite bathroom has a double vanity and a frameless glass shower door. The second bedroom has the same new Renewal Sandstone carpet, a new Hunter remote controlled ceiling fan & light and a private entry to the second bath that also has a double vanity and provides ample counter space. The third bedroom is currently used as an office but could easily provide a great third floor bedroom, grand playroom or even a large theater room. The unfinished basement has been newly waterproofed, guaranteed for life of the home and just waiting for the new owner's finishing touches. This bucolic community is in a great location providing easy access to French Creek, the Schuylkill River Trail, Kimberton, Phoenixville shops and restaurants and is a quick commute to everything the Main Line suburbs has to offer. All of this just on the other side of Valley forge Park in a beautiful countryside location.

Tucked away in Frog Hollow Meadows located on a tree lined lot, this spacious Bi Level has a new roof and exterior vinyl siding. The upper level features an open floor plan with a formal living room, dining room, eat-in kitchen, three bedrooms and hall bath. The lower level has a laundry room, full hall bath and 2 family rooms. One family room has a brick wood burning fireplace that would make an ideal office and an outside entrance to the back yard. The second family room was converted from the original 2 car garage making it spacious enough for gaming tables, work out area or ready to be customized for you own needs. A wall propane heater with tank provides the heat for this room. There are 2 doors, one to the rear yard and the other leads to the oversized one car garage with plenty of storage space. An ideal location, convenient to Great Valley, Phoenixville and King of Prussia.

Welcome to this New Construction single family home nestled in a private corner of the Borough of Phoenixville. Backing up to undevelopable, tree filled slopes, enjoy the benefits of both privacy and easy access to all Phoenixville has to offer. Parking will not be an issue with an attached garage and separate off-street parking. This 3 bedroom, 2.5 bath home features a primary bedroom with a walk-in closet and full attached bath with a double bowl vanity and walk-in tile shower. The main floor features an open design with a large living room looking into the kitchen and dining area. Walk out the rear slider onto a maintenance-free composite deck overlooking mature trees. This home is nearly complete, with only some exterior site work to be completed in early July. Listing Agent has ownership interest.

LOCATION - LOCATION - LOCATION! We built the Lennon of your dreams at Steelpointe in Phoenixville by Rockwell Custom. Live moments away from Bridge Street's charming downtown with shopping, restaurants, breweries, galleries, neighborhood conveniences including festivals and farmer's markets. Looking to be active? Our homes have on-site Schuylkill River Trail (SRT) access, plentiful sidewalks, preserved green park and dog park and 2 tot lots coming soon! Enjoy this amazing area with low maintenance living. Whether you're downsizing or a first time homebuyer, or just searching for the right fit - this 3 bedroom, 2.5 bathroom townhome has just the right amount of space along with 2-car garage, smart home features, and 4th floor loft and roofdeck. This home is ready to go this summer or choose to build something similar for settling at a later day. We offer amazing included features, like quartz countertops, 10' ceilings, hardwood floors - too many to list. Photos are of the model and for marketing purposes only. Actual home will vary. Sales center now open with 2 models to tour.

Calling all investors and homeowners! If you want to own a house with 2 car off street parking and have the main strip in Phoenixville in your back yard for under $300K, this is the place! 3 beds, 1 bath, new floors throughout, spacious and clean, makes for a perfect starter home or rental opportunity! And the location is on the hidden gem of Phoenixville! Quiet Mill st with shopping and entertainment in the rear, and nature and walking trails in the front! Get the best of the Borough WITH PARKING!