Downingtown Area School District, Chester County, PA
Culbertson Run
Performance Tier
Underperformer
Median Sold
$405,000
Avg. Appreciation
132%
Avg. $ Gain
$187,784
2025 Sales
8
Low Activity
Compared to the Downingtown Area district average, Culbertson Run is
underperforming by 28%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Culbertson Run is a defined Planned Residential Development in East Brandywine Township, Chester County, built circa 1975-1980 and comprising 143 detached single-family homes and 33 townhomes arranged across 14 courts and cul-de-sacs off Hawthorne Drive (Route 322). The community is governed by the self-managed Hedgerow Homeowners Association, a five-member elected board that maintains common ground, handles snow removal on the courts and cul-de-sacs, and operates a pool, clubhouse, tennis courts, basketball court, and pond. The subdivision takes its name from the Culbertson Run stream — the same waterway that drew Major John Culbertson to farm 130 acres here after the Revolutionary War, and whose banks support Bridge Mill Farm, a National Register of Historic Places property located along Marshall Road on the subdivision’s northwest edge.
Specifications
Home Stock
The community contains a mix of detached single-family homes and interior row/townhomes constructed circa 1975-1980 under a Planned Residential Development (PRD) approval granted in the early 1970s. The PRD designation locks the approved building footprints; any addition that alters a dwelling’s footprint — such as a sunroom or detached garage — requires a conditional use hearing before the East Brandywine Township Board of Supervisors.
Location & Access
Primary access is from Horseshoe Pike (U.S. Route 322) onto Hawthorne Drive. The community is approximately 3 miles from the Route 30 bypass and roughly 10 minutes from the Pennsylvania Turnpike.
Location Anchors
What Makes This Distinct
Because Culbertson Run was approved in the early 1970s as a Planned Residential Development with fixed building footprints, any structural addition that changes a home’s footprint — a sunroom, an attached addition, or a detached garage — requires a conditional use hearing before the East Brandywine Township Board of Supervisors, not merely an HOA architectural review; buyers planning renovations should factor this approval process into their timeline and budget.
For Buyers & Sellers
If You’re Buying
Accessible at $405k median. historically strong appreciation. move fast – homes go quickly.
If You’re Selling
Sellers gained $188k on average. trailing the district by 28%. properties doubled in value (132% gain). homes selling quickly (quickly). median sale price $405k.
Worth Asking
Have you considered what it means that the community’s governing structure is a self-managed HOA board of five elected residents rather than a professional management company — specifically, who is responsible if reserve funds are underfunded, and what recourse buyers have under Pennsylvania Title 68 Subpart D (Uniform Planned Community Act) before they close?
Common Questions
What does the Hedgerow Homeowners Association actually cover?
The HHA is a self-managed, five-member elected board. Its documented responsibilities include maintaining all common ground and maintaining the 14 courts and cul-de-sacs — including snow removal. Hawthorne Drive, the main road through the neighborhood, is maintained by East Brandywine Township, not the HOA. Garbage pickup is also a township service billed separately on your real estate tax bill. The HOA operates a community pool (staffed by a contracted lifeguard service), clubhouse, tennis courts, basketball court, and a pond. Resale certificates (Pennsylvania 5407 form) are handled through Trident Property Management at hha@tridentpropmgt.com.
Which schools serve Culbertson Run, and what are their performance benchmarks?
Culbertson Run falls within the Downingtown Area School District. The feeder elementary school is Brandywine-Wallace Elementary (K-5), located at 435 Dilworth Road in East Brandywine Township. SchoolDigger ranks Brandywine-Wallace among the top 2.6% of Pennsylvania public elementary schools, and U.S. News ranks the Downingtown Area School District 27th out of 606 Pennsylvania school districts. Middle and high school students are zoned to Downingtown Middle School and Downingtown West High School. Note: school boundary assignments can change; confirm current zoning directly with the district before making a purchase decision.
Are there any structural constraints on adding to or renovating a home in Culbertson Run?
Yes — and this is a material fact that buyers often miss. The community was approved in the early 1970s as a Planned Residential Development (PRD) with specific, township-approved building footprints. The HHA’s own governing documents state that any addition changing a dwelling’s footprint — such as a sunroom or a detached garage — requires a conditional use hearing before the East Brandywine Township Board of Supervisors to modify the originally-approved land development plan. Routine changes such as roof and siding replacement require only HHA Architectural Committee approval. Buyers with specific renovation plans should consult East Brandywine Township’s zoning office and review the PRD approval terms before contracting.
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 builder identified in any source. The PRD was approved in the early 1970s and built out circa 1975-1980; multiple sources confirm this but none name a developer or builder. Left null per instructions.
- Hoa Dues Amount — The HHA website and Trident Property Management page do not publish a current annual dues figure. One listing (8 Wyndham Ct) references HOA fees covering pool, snow removal, and common area maintenance but does not state a dollar amount. Buyers must request the 5407 Resale Certificate from hha@tridentpropmgt.com.
- Lot Character Text — Lot Sizes For Detached Singles — LivingPlaces states median lot size slightly under one-fifth of an acre for the subdivision overall, but individual Culbertson Run Road address records (Spokeo, Redfin) show some parcels as large as 0.69 acres. Those addresses appear to be on the road corridor itself (West Brandywine Township), not inside the PRD. The subdivision lot figure of ~0.2 acres from LivingPlaces is used as the authoritative source for the PRD interior lots.
- Shared Name Sibling — Township Of Mls Input — The public records input left ‘Township’ blank. Multiple authoritative sources (HHA website, LivingPlaces, Wikipedia) confirm the PRD is in East Brandywine Township. The ‘Culbertson Run Road’ addresses appearing in West Brandywine Township (Coatesville Area School District) are on the road corridor but outside the PRD boundaries. The page is correctly classified as East Brandywine Township / Downingtown Area School District.
- Approx Homes — Townhome Count Vs. Mls Structure Mix — The HHA website lists 143 single homes + 33 townhomes = 176 total. The 180-day public records settlement data shows only 1 townhouse among 7 sales. This is not a data gap per se — it reflects low turnover in the townhome segment — but reviewers should note the public records sample is predominantly detached single-family.
School District
Culbertson Run is served by the Downingtown Area School District. Buyers should verify current school assignments directly with the district.
View Downingtown Area School District Information
Sources Consulted
Public deed records · Chester County Recorder · hhaonline.com · livingplaces.com · en.wikipedia.org · schooldigger.com · usnews.com · bw.dasd.org · homes.com · annbyerrealestate.com · knowhowell.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