Lower Merion School District, Montgomery County, PA
Presidential Estates
Performance Tier
Underperformer
Median Sold
$200,000
Avg. Appreciation
16%
Avg. $ Gain
$17,500
2025 Sales
6
Low Activity
Compared to the Lower Merion district average, Presidential Estates is
underperforming by 96%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Presidential Estates at 191 Presidential Boulevard is a ten-story, 526-unit condominium building in Lower Merion Township completed in 1961, situated at the Bala Cynwyd gateway to the Main Line adjacent to City Line Avenue and the I-76 corridor. The building was originally constructed as a rental apartment complex and subsequently converted to condominium ownership — a conversion model shared by most of the large Bala Cynwyd high-rises built in that era. The monthly condo fee is structured as an all-in package covering heat, central air, electricity, cable, pool access, tennis, 24-hour security, concierge, valet parking, and exterior maintenance, which means a buyer’s effective monthly cost is materially different from a market where utilities are paid separately.
Specifications
Home Stock
Mid-century high-rise condo units completed in 1961, converted from rental apartments to condominiums. Ten-story structure with light-colored brickwork exterior and individual unit balconies. Interior layouts vary from studio to multi-bedroom; many units feature sliding glass doors to private balconies, eat-in kitchens, and walk-in closets. The building originally operated as apartments and was later converted to condominium ownership — a pattern shared by most comparable Bala Cynwyd high-rises of the same era.
Location & Access
Presidential Boulevard (primary address street); City Line Avenue (Route 1) at the building’s eastern edge; I-76 (Schuylkill Expressway) within close proximity to the south; Conshohocken State Road to the north.
Location Anchors
Bala Cynwyd, PA 19004
Montgomery, PA
40.012, -75.214
What Makes This Distinct
Presidential Estates trails Lower Merion School District’s 33-year appreciation index by a substantial margin, a pattern consistent with high-rise condominiums in this ZIP code that carry significant all-inclusive monthly fees — a cost structure that limits resale price growth regardless of school district quality.
For Buyers & Sellers
If You’re Buying
Accessible at $200k median. more time to decide.
If You’re Selling
Sellers gained $18k on average. trailing the district by 96%. median sale price $200k.
Worth Asking
Have you considered what the all-inclusive monthly condo fee — which covers utilities, cable, pool, valet, and 24-hour security — does to your effective carrying cost compared to a single-family home in the same school district, and how lenders factor that fee into your debt-to-income ratio at the time of underwriting?
Common Questions
What school does Presidential Estates feed into for elementary grades?
Units at 191 Presidential Boulevard are assigned to Cynwyd Elementary School (grades K–4), Bala-Cynwyd Middle School (grades 5–8), and Lower Merion High School for grades 9–12. Cynwyd Elementary ranks in the top 5% of all Pennsylvania public schools for combined math and reading proficiency, with approximately 84–87% of students scoring proficient in math. Boundary assignments are determined by street address, not ZIP code, and should be confirmed with the Lower Merion School District transportation department before purchase.
What does the monthly condo fee cover at Presidential Estates?
The monthly fee is structured as an all-in package. Per multiple public records, it includes heat, central air conditioning, electricity, basic cable, building and grounds maintenance (roof, elevators, hallways, landscaping, snow removal), pool, tennis court, fitness center (with a one-time user fee), social room, 24-hour security, concierge desk, and common-area upkeep. Garage parking with valet and weekly car wash carries a separate monthly component. Buyers should request a current fee schedule and reserve fund study directly from the association before making an offer, as fee amounts are subject to change.
Are rentals or pets permitted at Presidential Estates?
Per public records listing disclosures, rentals are not allowed at 191 Presidential, and the building is documented as a no-pet building with a limited exception for service animals. Buyers who intend to rent the unit or who own pets should verify current association rules in the governing documents before proceeding, as such policies can be amended by the board.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Hoa Name — The formal legal name of the condominium association (e.g., as registered with Pennsylvania) could not be verified from public records. ‘191 Presidential Condominium Association’ is inferred from building branding and public records references. Buyer should request the Declaration of Condominium and association registration from the seller.
- Builder — No named original developer or general contractor could be verified from public sources for the 1961 construction. Field left null per instructions.
- Approx Homes — Unit count of 526 is reported by multiple listing and apartment aggregator sources (Apartments.com, Homes.com, Zillow shows 593 in one reference), but is not sourced from a verified condominium declaration or county parcel record. Zillow references ‘593 units’ in one page title vs. 526 in text — discrepancy noted. Tier set to ‘estimated’ accordingly.
- Hoa Status — Public records structural data input flags HOA status as ‘Unknown.’ All listing evidence confirms an active condominium association with documented fee schedules and amenities. However, reserve fund adequacy, any pending special assessments, or litigation history cannot be confirmed from public sources and must be requested from the association.
- Appreciation Range Text — The 33-year appreciation index shows only 1 sale used in the calculation, making the ‘minimal (under 20%)’ pattern-language rating statistically thin. The MI all-time data (6 sales in 2025, 15.6% average return) provides more usable signal, but the structural underperformance vs. the district (-96.2%) should be disclosed to buyers.
- Conversion Date — The building was originally built as rental apartments in 1961 and later converted to condominiums. The precise year of condominium conversion could not be verified from public sources.
School District
Presidential Estates 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 · apartments.com · homes.com · mainlinephillyhomes.com · loopnet.com · compass.com · publicschoolreview.com · lmsd.org · lowermerionhomes.com · 191presidential.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