Perkiomen Valley School District, Montgomery County, PA
Cranberry Estates
Performance Tier
Exceptional
Median Sold
$560,000
Avg. Appreciation
126%
Avg. $ Gain
$278,704
2025 Sales
17
Moderate Activity
Compared to the Perkiomen Valley district average, Cranberry Estates is
outperforming by 34%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Cranberry Estates is a planned community of 620 homes — 509 original detached single-family units and 111 townhomes — built by Iacobucci Homes in Perkiomen Township, Montgomery County, between 1990 and 2003. The Cranberry Estates Community Association, a Pennsylvania not-for-profit corporation, oversees more than 80 acres of community property and enforces architectural standards that include a post-and-rail fencing requirement. Residents are zoned to Evergreen Elementary School within the Perkiomen Valley School District, where 74.6% of students tested proficient or better in PSSA Math in the 2024-2025 school year — above both the district (60.5%) and state (41.7%) averages.
Specifications
Home Stock
Three- and four-bedroom detached single-family colonials and townhomes, constructed between 1990 and 2003. The original single-family section was built starting in 1991; the Village at Cranberry Estates (111 townhomes) was built in 1993; and the Northgate section (58 detached homes on quarter-acre sites) was completed in 2001. The Home Builders Association of Bucks & Montgomery Counties awarded Cranberry Estates its Pinnacle Award for Single Family Home of the Year under 2,800 sq ft in both 1990 and 1991.
Location & Access
Wartman Road bisects the community (north-south boundary between the main sections and Northgate). Church Road and Godshall Road bound the primary section to the west and east respectively. Lincoln Road provides access to the Northgate section from Wartman Road.
Location Anchors
Collegeville, PA 19426
Montgomery, PA
40.186, -75.452
What Makes This Distinct
The community’s 33-year appreciation pattern — with the average resale returning more than double the original purchase price and outperforming the broader Perkiomen Valley School District by a verified margin — reflects both the scale and name-recognition durability of one of Montgomery County’s larger planned communities of the 1990s.
For Buyers & Sellers
If You’re Buying
$560k median price point. historically strong appreciation. move fast – homes go quickly. high turnover means more inventory.
If You’re Selling
Strong appreciation – sellers gained $279k on average. outperforming the district by 34%. properties doubled in value (126% gain). homes selling quickly (quickly). median sale price $560k.
Worth Asking
Have you considered what the HOA’s post-and-rail-only fencing covenant means for a household with dogs, young children, or a pool — and whether the architectural review committee’s approval process could add timeline or cost to any exterior modification you’re planning?
Common Questions
Who built Cranberry Estates and when was it developed?
Cranberry Estates was built by Iacobucci Homes, starting in 1991 with 509 three- and four-bedroom single-family homes surrounded by 71 acres of open space. The Village at Cranberry Estates (111 townhomes) followed in 1993, and the final section — Northgate at Cranberry Estates (58 detached homes north of Wartman Road) — was completed in 2001. The Home Builders Association of Bucks & Montgomery Counties recognized the original single-family homes with its Pinnacle Award for Single Family Home of the Year under 2,800 sq ft in both 1990 and 1991.
What does the Cranberry Estates Community Association govern and what amenities does it maintain?
The Cranberry Estates Community Association is a Pennsylvania not-for-profit corporation responsible for maintaining common areas and enforcing the community’s governing policies. The community includes over 80 acres of community property, some maintained by the Association and some left as natural open space. Residents have reported a community pool and tennis courts as part of the amenity mix. The Association also enforces architectural standards — including a post-and-rail fence-only covenant — and requires homeowners to obtain architectural review committee approval before making exterior changes. Meeting minutes on record reference Danella Realty and Management Company as a past property manager; buyers should confirm the current management company during due diligence.
What school serves Cranberry Estates at the elementary level, and how does it perform?
Most Cranberry Estates addresses are served by Evergreen Elementary School (98 Kagey Road, Collegeville, PA 19426), part of the Perkiomen Valley School District. In the 2024-2025 school year, 74.6% of Evergreen students scored proficient or better in PSSA Math versus 41.7% statewide, and 78.4% scored proficient or better in PSSA English Language Arts versus 48.5% statewide. SchoolDigger ranks Evergreen first among the four ranked elementary schools in the Perkiomen Valley School District. Note: school boundary assignments can change; always verify your specific address directly with PVSD before making a purchase decision.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Hoa Fees — Current HOA dues amount not publicly verified. Third-party HOA aggregator sites acknowledge the HOA exists but do not publish a current fee. Buyer must request disclosure from the Association or management company.
- Amenities Confirmed List — Community pool and tennis courts are referenced on Nextdoor but not independently confirmed by the official cranberryestates.com site (community pages return no-crawl responses). Verify current amenity status with the HOA before publishing as definitive.
- Current Hoa Management Company — Danella Realty and Management Company appears in archived meeting minutes on cranberryestates.com, but management companies change frequently; current manager is unverified.
- Northgate Builder Discrepancy — LivingPlaces.com attributes Northgate at Cranberry Estates to Dewey Homes; both Iacobucci brothers’ builder websites credit The Fortress Group (Iacobucci division) for Northgate. The Fortress Group / Iacobucci attribution is corroborated by two independent primary sources and is the more likely correct reading; Dewey Homes attribution may be an error on LivingPlaces.
School District
Cranberry Estates is served by the Perkiomen Valley School District. Buyers should verify current school assignments directly with the district.
View Perkiomen Valley School District Information
Sources Consulted
Public deed records · Montgomery County Recorder · zoominfo.com · livingplaces.com · iacobuccicompanies.com · friproperties.com · cranberryestates.com · facebook.com · nextdoor.com · schooldigger.com · pvsd.org · perkiomentownship.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