Penn-Delco School District · Aston Township, Delaware County, PA
Valley View
Performance Tier
Above Average
Median Sold
$370,000
Avg. Appreciation
79%
Avg. $ Gain
$156,586
2025 Sales
13
Moderate Activity
Compared to the Penn-Delco district average, Valley View is
outperforming by 20%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Valley View is a detached single-family subdivision in Aston Township’s Seventh Ward, Delaware County, built predominantly from the mid-1950s through the mid-1960s. Homes range from ranch to split-level configurations and sit on lots averaging approximately 0.22 acres, platted in a pattern consistent with the post-war residential expansion that defines much of southwestern Delaware County. The subdivision takes its name from the township-owned Valley View Park — a 3.024-acre open space bounded by Vinsmith, Edgar, Raymond, and Bonsall Avenues — which includes a baseball field, basketball court, playground equipment, and a perimeter walking trail restored with a Commonwealth Financing Authority grant.
Specifications
Home Stock
The subdivision is composed entirely of detached single-family homes. The Aston Township government describes the block faces surrounding Valley View Park as ‘predominantly ranch homes.’ Split-level configurations also appear in public records for the Valley View subdivision. Both styles are characteristic of Delaware County residential construction from the late 1950s through the mid-1960s.
Location & Access
Concord Road (US Route 261/PA Route 252 corridor) runs along the township’s spine and is a primary connector for the area. Aston Mills Road provides local access. Pennsylvania Route 452 (Pennell Road) links Aston Township to an interchange with I-95 in Upper Chichester Township, placing Valley View roughly 15 miles from Center City Philadelphia by highway.
Location Anchors
Aston Township
Delaware, PA
39.873, -75.441
What Makes This Distinct
Valley View’s 33-year appreciation index places it above the Penn-Delco district average by a measurable margin, and the all-time sold price range spans from the entry-level tier into the mid-range — a pattern that reflects the subdivision’s mix of original ranch footprints alongside updated and expanded split-level homes on consistent lot sizes.
For Buyers & Sellers
If You’re Buying
Accessible at $370k median. solid appreciation track record. competitive market.
If You’re Selling
Sellers gained $157k on average. outperforming the district by 20%. solid 79% return on investment. active market (11 day median). median sale price $370k.
Worth Asking
Have you considered what it means that Valley View Park sits physically inside the subdivision boundary — because a township-maintained park with a baseball field, basketball court, and walking trail is a permanent amenity that cannot be removed by a future HOA vote or developer decision?
Common Questions
What schools serve Valley View in Aston Township?
Valley View falls within the Penn-Delco School District, which serves Aston Township, Brookhaven Borough, and Parkside Borough. The feeder pathway from this address is Pennell Elementary School (3300 Richard Road, Aston), then Northley Middle School, then Sun Valley High School. Buyers should verify current attendance boundaries directly with the district at pdsd.org, as boundaries can change.
Is there a homeowners association (HOA) in Valley View?
No HOA has been identified for Valley View through public records, township records, or public deed searches. The subdivision appears to have been developed organically during the mid-century era without a governing association. Buyers should conduct their own title search to confirm no dormant or unrecorded association exists.
How does Valley View connect to major roads and employment centers?
Valley View is accessible from Concord Road and Aston Mills Road within the township. Pennsylvania Route 452 (Pennell Road) — which runs through Aston — provides access to an I-95 interchange in Upper Chichester Township, placing the subdivision approximately 15 miles from Center City Philadelphia. Commuters to Wilmington, Delaware and the Route 322 corridor also use this interchange. SEPTA bus route 114 serves the Concord Road and Pennell Road corridor.
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 — The legacy spreadsheet estimates approximately 290 homes. No independent named source (township plat, census block data, or HOA roster) has been located to verify this count. The figure is carried as ‘estimated’ tier only.
- Builder — No single builder has been identified in any public source. Mid-century Aston subdivisions were typically developed organically by multiple small contractors rather than a single named builder. Field left null.
- Interior Sqft Range Text — Individual public records sales on Vinsmith Avenue show units ranging from approximately 1,300 to 1,484 sq ft, but no authoritative source covers the full Valley View subdivision range. A single Xome listing shows 117 Edgar Avenue at 2,354 sq ft (likely an addition or expanded footprint). A verified subdivision-wide range cannot be stated without more data.
- Hoa Name — No HOA name or recorded association documents have been found in public records or public searches. Absence of evidence is not evidence of absence; a dormant or informally recorded association may exist. Buyers should confirm via title search.
- Lot Character Text — Upper Lot Size Range — The legacy note of 0.35-acre upper bound has not been independently verified from a named parcel source. Ownerly data for Vinsmith Ave shows an average of ~0.22 acres. The upper bound may reflect corner lots or outlier parcels elsewhere in the subdivision.
School District
Valley View is served by the Penn-Delco School District. Buyers should verify current school assignments directly with the district.
View Penn-Delco School District Information
Sources Consulted
Public deed records · Delaware County Recorder · pattersonschwartz.com · astontownship.net · ownerly.com · homes.com · en.wikipedia.org · pennell.pdsd.org · pdsd.org · brettfurman.com · pennoni.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