Avon Grove School District · London Grove Township, Chester County, PA
Hills of Sullivan
Performance Tier
Exceptional
Median Sold
$687,500
Avg. Appreciation
82%
Avg. $ Gain
$286,635
2025 Sales
4
Limited Activity
Compared to the Avon Grove district average, Hills of Sullivan is
outperforming by 30%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Hills of Sullivan is a detached single-family subdivision in London Grove Township, Chester County, built circa 2000 by Judd Builders — a Philadelphia-area homebuilder with over six decades of history in eastern Pennsylvania. Homes are sited on lots ranging from 0.7 to 1.25 acres and offer interior floor plans spanning approximately 2,700 to 4,900 sq ft across six named model lines. The subdivision sits within the Avon Grove School District, a K–12 system serving five townships and two boroughs across 67 square miles of south-central Chester County, with Penn London Elementary School as the district’s single elementary building.
Specifications
Home Stock
Detached single-family homes constructed circa 2000 by Judd Builders, a Philadelphia-area builder operating since the late 1950s. Interior streets include Angelica Drive, Belmont Circle, Friendship Lane, Glen Iris Court, Holland Court, Letchworth Lane, Rushford Place, Wellsville Lane, and Wiscoy Place.
Location & Access
Clay Creek Road is the primary arterial entry, connecting to Angelica Drive and Friendship Lane within the subdivision. The township scheduled road maintenance for Clay Creek Road and the Hills of Sullivan subdivision in its multi-year capital plan.
Location Anchors
London Grove Township
Chester, PA
39.823, -75.783
What Makes This Distinct
At least one public records listing for Hills of Sullivan explicitly notes no community HOA, which means buyers carry full individual responsibility for lot and structure maintenance without the protection — or the restrictions — of a governing association. Buyers conducting due diligence should verify current HOA status via a resale certificate search before closing.
For Buyers & Sellers
If You’re Buying
$688k median price point. historically strong appreciation. move fast – homes go quickly.
If You’re Selling
Strong appreciation – sellers gained $287k on average. outperforming the district by 30%. solid 82% return on investment. homes selling quickly (quickly). median sale price $688k.
Worth Asking
Have you considered what it means to own a sub-acre lot in a township that actively funds open-space preservation — and whether adjacent farmland or undeveloped parcels carry agricultural easements that could affect your long-range view corridor or future neighboring development?
Common Questions
Who built Hills of Sullivan and when was it developed?
Hills of Sullivan was built by Judd Builders, a Philadelphia-area homebuilder that has operated since the late 1950s and is a recognized member of the Home Builders Association of Chester and Delaware Counties. Construction occurred circa 2000. Model names documented for the community include the Avondale, Charlestown, Charlestown II, Greenwich, Thornburgh, and Williamsburg Grand.
What school district serves Hills of Sullivan, and which schools would children attend?
Hills of Sullivan falls within the Avon Grove School District (AGSD), a K–12 public system serving approximately 5,000 students across five townships and two boroughs in south-central Chester County, located roughly 34 miles southwest of Philadelphia. The district operates four schools: Penn London Elementary School (K–2), Avon Grove Intermediate School (3–5), Avon Grove Middle School (6–8), and Avon Grove High School (9–12). Buyers should confirm current attendance boundaries directly with AGSD before making enrollment assumptions.
Does Hills of Sullivan have a homeowners association?
Public records listing language for properties in Hills of Sullivan has referenced the absence of a community HOA, and no governing association for this subdivision has been located in property management directories or Chester County HOA registries. However, individual deeds may contain recorded covenants or deed restrictions that survive the absence of an active HOA. Buyers should obtain and review a full title search and any recorded declarations prior to settlement.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Approx Homes — No named source documents the total number of homes or lots in Hills of Sullivan. Chester County parcel records were not directly accessible in search results. Field left null per instructions.
- Hoa Name — At least one public records listing explicitly states no community HOA exists. The domain sullivanhillshoa.com resolves to a South Carolina community (P.O. Box 118, Anderson, SC 29625) unrelated to this subdivision. No Hills of Sullivan HOA was found in Chester County HOA directories or property management company rosters. HOA status should be confirmed via a resale certificate search or Chester County recorded document review before publishing this as definitive.
- Faq 1 A (Model Floorplan Count) — LivingPlaces.com lists six named model plans; the original source document could not be independently verified against Judd Builders’ archived marketing materials, as Judd Builders’ current website no longer lists Hills of Sullivan as an active community.
- Typical Home Style Text (Architectural Style) — No source specifically identifies the architectural style (e.g., Colonial, Traditional) of the homes. Public records listing descriptions reference colonial-style features but these are from individual listings, not a verified subdivision-wide characterization.
School District
Hills of Sullivan is served by the Avon Grove School District. Buyers should verify current school assignments directly with the district.
View Avon Grove School District Information
Sources Consulted
Public deed records · Chester County Recorder · livingplaces.com · juddbuilders.com · business.builderpa.com · chestercounty.com · avongrove.org · londongrove.org · homes.com
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