West Chester Area School District, Delaware County, PA
Cherry Creek
Performance Tier
Above Average
Median Sold
$810,000
Avg. Appreciation
72%
Avg. $ Gain
$374,118
2025 Sales
9
Low Activity
Compared to the West Chester Area district average, Cherry Creek is
outperforming by 28%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Cherry Creek is a conservation-designated subdivision in Thornbury Township, Delaware County, built between approximately 2003 and 2007 on land with documented ownership by the Brinton and Cherry families dating to 1687. The community comprises two distinct sub-communities — the single-family Brinton Estates and the carriage-home Courtyards at Cherry Creek — organized around a partnership with the Brandywine Conservancy that set aside over 80 acres of open space, including approximately four miles of mowed off-road walking trails. One preserved historic structure, the Thomas Hill Brinton Barn (circa 1804, classified as a class 2 historic structure), was converted into a residence within the community, and the 1812 Brinton Family Home remains on the grounds.
Specifications
Home Stock
Cherry Creek is composed of two sub-communities: Brinton Estates, consisting of detached single-family estate homes, and the Courtyards at Cherry Creek, consisting of carriage-style attached townhomes. Estate homes carry stone exterior accents, two-car garages, and multi-level floor plans with finished walkout basements. Courtyards units featured either a courtyard design or a first-floor primary suite. One historically designated structure within the community — Cornerstone Barn (the Thomas Hill Brinton Barn, circa 1804) — was converted into a residence and is classified as a class 2 historic structure. The original 1812 Brinton Family Home is also preserved on the grounds.
Location & Access
Access is via Dilworthtown Road off Route 202 (Wilmington Pike); the primary entrance is Cherry Farm Lane. Route 202 connects north to West Chester and King of Prussia and south toward Delaware. Route 1 is accessible within approximately two miles, providing east-west connectivity into Chester County and toward Media.
Location Anchors
What Makes This Distinct
Cherry Creek’s conservation easement, held in partnership with the Brandywine Conservancy, permanently restricts development of its open-space acreage, which functions as a structural differentiator for long-run land value compared with conventional subdivisions that carry no such easement. Buyers should request and review the recorded easement documents and confirm the HOA’s current reserve fund status for trail and common-area maintenance obligations before closing.
For Buyers & Sellers
If You’re Buying
$810k median price point. solid appreciation track record. competitive market.
If You’re Selling
Strong appreciation – sellers gained $374k on average. outperforming the district by 28%. solid 72% return on investment. active market (10 day median). median sale price $810k.
Worth Asking
Have you considered what the HOA’s specific obligations are under the Brandywine Conservancy conservation agreement — particularly which maintenance responsibilities fall to individual homeowners versus the association — and whether the current reserve fund is funded to meet those obligations without a special assessment?
Common Questions
What two sub-communities make up Cherry Creek, and how do they differ structurally?
Cherry Creek contains two distinct sub-communities. Brinton Estates consists of detached single-family estate homes on lots averaging approximately one-third of an acre, with interior living space ranging from roughly 3,000 to 4,400 sq ft. The Courtyards at Cherry Creek consists of over 115 carriage-style attached townhomes built by The McKee Group, on base floor plans of 2,656–3,118 sq ft, with many units expanded through finished basements and customization. Both sections are governed by the Cherry Creek Homeowners’ Association and share access to the community’s conserved open space and walking trails.
What elementary school do Cherry Creek students attend within the West Chester Area School District?
Thornbury Township is served by multiple elementary schools within the West Chester Area School District. Public records for Cherry Creek homes have referenced both Sarah W. Starkweather Elementary (1050 Wilmington Pike) and Westtown-Thornbury Elementary (750 Westbourne Road), depending on the specific parcel. School boundary assignments can change. Buyers with school-age children should contact the West Chester Area School District directly to confirm the assigned elementary school for any specific address before making an offer.
What does the HOA cover in Cherry Creek, and who manages it?
The Cherry Creek Homeowners’ Association covers trash removal, snow removal, common area maintenance, and — for the Courtyards townhome section — exterior items including roof, gutters, and downspouts. The HOA maintains approximately 80–100 acres of conserved open space in partnership with the Brandywine Conservancy, including mowed walking trails. PENCO Management is listed as the association’s management company. HOA fee amounts and current reserve fund status are not published on the community’s website and should be requested through a resale certificate ([SHORTCODE: transactions] transactions processed by The Cyr Team have included PENCO-managed communities).
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 — Total home count for Cherry Creek as a whole is not verifiable from public sources. The Courtyards section contained ‘over 115’ townhomes per ActiveRain/McKee Group documentation; the Brinton Estates single-family count is not confirmed in any publicly accessible source reviewed. Total is therefore left null.
- Faq 2 A (Elementary School Boundary) — Public records for Cherry Creek parcels reference both Sarah W. Starkweather Elementary and Westtown-Thornbury Elementary within the West Chester Area School District. Thornbury Township’s own schools page lists both as serving township residents. The specific boundary line within the subdivision is not determinable from available public sources; buyers must verify with WCASD directly.
- Hoa Fee Amount — No current HOA fee schedule is publicly available on cherrycreek.us or PENCO Management’s site for Cherry Creek. Movoto records reference a historic HOA fee of approximately $307/month for one Courtyards property (65 Old Barn Dr, 2022 sale), but this is unverified as a current fee and may vary between the Courtyards and Brinton Estates sections.
- Builder (Brinton Estates) — The Courtyards townhomes were verified as built by The McKee Group. The ActiveRain source states Cherry Creek was developed by ‘three local builders’ total but does not name the builder(s) for the Brinton Estates single-family section. Left as a partial builder attribution.
- Conservation Easement Terms — The Brandywine Conservancy partnership and open-space protection are referenced in multiple listing descriptions and the HOA website, but the specific recorded easement document, acreage (sources cite both 80 and 100+ acres), and maintenance obligation split between HOA and individual owners were not locatable in public records reviewed.
School District
Cherry Creek is served by the West Chester Area School District. Buyers should verify current school assignments directly with the district.
View West Chester Area School District Information
Sources Consulted
Public deed records · Delaware County Recorder · livingplaces.com · activerain.com · cherrycreek.us · coldwellbankerhomes.com · duffyrealestate.com · apartments.com · homes.com · mainlinephillyhomes.com · pencomanagement.com · yelp.com · thornbury.org · homes-chestercounty.com · scottkompa.com · usnews.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