Lower Merion School District, Montgomery County, PA
Sutton Terrace
Performance Tier
Underperformer
Median Sold
$402,500
Avg. Appreciation
28%
Avg. $ Gain
$87,500
2025 Sales
3
Limited Activity
Compared to the Lower Merion district average, Sutton Terrace is
underperforming by 81%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Sutton Terrace is an 11-story, 177-unit condominium building completed in 1960 at 50 Belmont Avenue, Bala Cynwyd, at the corner of Belmont Avenue and Saint Asaphs Road in Lower Merion Township, Montgomery County. The building is managed by the Sutton Terrace Condominium Association (STCA), which holds responsibility for common areas, security, and building maintenance; the condominium fee covers heating, air conditioning, gas, water, and reserve fund contributions. On-site amenities documented in public records include a 24-hour doorman, outdoor heated pool with cabanas, tennis and pickleball courts, fitness center, library, social room, and party room with full kitchen. Buyers should note that a special assessment for a masonry loan was active as of recent public records, with monthly charges noted in listings through February 2028.
Specifications
Home Stock
Mid-century high-rise condominium units with curved-facade architecture, private balconies, and single-floor layouts. Units range from studios to combined multi-unit configurations. Building constructed circa 1960.
Location & Access
Belmont Avenue (building address, intersection with Saint Asaphs Road); City Avenue (US Route 1) nearby to the east; I-76 (Schuylkill Expressway) accessible to the south. SEPTA Cynwyd Line station approximately 0.6 mile on foot; multiple SEPTA bus routes (44, 52) stop within a five-minute walk at City Ave & Belmont Ave.
Location Anchors
Bala Cynwyd, PA 19004
Montgomery, PA
40.006, -75.222
What Makes This Distinct
The Cyr Team’s 33-year appreciation index classifies Sutton Terrace as an underperformer relative to the Lower Merion School District overall, meaning buyers acquire entry-level condominium exposure in a top-rated district at a lower price point, but with historically slower appreciation than the district median — a trade-off worth quantifying against comparable single-family and townhome options before committing.
For Buyers & Sellers
If You’re Buying
Accessible at $402k median. move fast – homes go quickly. limited inventory – be patient.
If You’re Selling
Sellers gained $88k on average. trailing the district by 81%. homes selling quickly (quickly). median sale price $402k.
Worth Asking
Have you considered what the active special assessment for masonry work — documented in recent public records at roughly $189–$196 per month through February 2028 — means for your total monthly carrying cost compared to a competing building without a current assessment?
Common Questions
What school does Sutton Terrace feed into for elementary?
Units at 50 Belmont Avenue are assigned to Cynwyd Elementary School (101 West Levering Mill Road, Bala Cynwyd), part of the Lower Merion School District. Cynwyd Elementary is a K–4 school that has received the U.S. Department of Education’s Blue Ribbon Award for academic excellence. Buyers should independently verify boundary assignments with the Lower Merion School District prior to closing, as boundaries are subject to change.
What does the monthly condo fee at Sutton Terrace cover?
Per public records, the condominium fee at Sutton Terrace includes heating, air conditioning, gas, water, reserve fund contributions, common area maintenance, exterior building maintenance, lawn care, snow removal, trash, and sewer. Residents separately pay for cable and electricity. As of recent listings, a temporary special assessment for a masonry loan adds to the monthly charge; buyers should request the current fee schedule and any outstanding assessments from the STCA before making an offer.
How do residents get to Center City Philadelphia from Sutton Terrace?
Sutton Terrace is approximately 6 miles from Center City. SEPTA’s Cynwyd Line regional rail station is roughly a 10-minute walk from the building and offers service to Suburban Station. SEPTA bus routes 44 and 52 stop within a five-minute walk at the City Avenue and Belmont Avenue intersection. By car, I-76 (the Schuylkill Expressway) is nearby, with a typical drive of 10–15 minutes depending on traffic. Note that the Cynwyd Line has historically operated with limited frequency; buyers who commute daily by rail should review current SEPTA schedules before assuming service levels.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Builder — No single named builder identified in any source. The building was completed circa 1960 but original developer/contractor is not documented in available public records.
- Hoa Fee Amount — Specific monthly HOA fee amount deliberately omitted from page content as it changes over time; recent public records cited approximately $1,256/month plus a temporary special assessment, but these figures are not evergreen.
- Approx Homes — 177 units confirmed by multiple listing sources (Apartments.com, ApartmentHomeLiving, Facebook, Homes.com) all citing the same figure. Cross-verified; treated as reliable but not from a primary county assessment record.
- Interior Sqft Range Text — LivingPlaces.com cites 800–2,000 sq ft; Homes.com cites studio units at ~600 sq ft. Range discrepancy likely reflects exclusion of studio units in the LivingPlaces figure. Public records confirm individual units at 1,110 and 1,814 sq ft. The 800–2,000 range from LivingPlaces is used as the primary reference for the broader range; studio figure noted separately.
School District
Sutton Terrace is served by the Lower Merion School District. Buyers should verify current school assignments directly with the district.
View Lower Merion School District Information
Sources Consulted
Public deed records · Montgomery County Recorder · suttonbala.vinteumneigbrs.com · apartments.com · livingplaces.com · homes.com · lmsd.org · lowermerion.org · litemovers.com · en.wikipedia.org
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