Marple Newtown School District, Delaware County, PA
Langford Hills
Performance Tier
Average
Median Sold
$550,000
Avg. Appreciation
141%
Avg. $ Gain
$300,050
2025 Sales
9
Low Activity
Compared to the Marple Newtown district average, Langford Hills is
underperforming by 8%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Langford Hills is a detached single-family subdivision in Marple Township, Delaware County, developed circa 1956 on streets whose names—Harvard Avenue, Yale Avenue, Princeton Place, Cornell Circle, Rutgers Drive, Dartmouth Lane—follow an Ivy League naming theme. Homes sit on lots averaging approximately one-quarter acre, with above-grade living space around 1,800 sq ft in ranch and split-level forms clad in stone and brick. The subdivision has no recorded HOA, meaning no mandatory dues, shared amenity assessments, or governing documents encumber the properties at resale.
Specifications
Home Stock
Detached single-family homes built circa 1956, predominantly split-level and ranch configurations on masonry-clad exteriors (stone and brick noted in public records). Homes carry 3 to 5 bedrooms and 1.5 to 3.5 baths. More than half have full basements; approximately two-thirds have garages. Public records zoning designation for recorded sales is R-10 Single Family.
Location & Access
Sproul Road (PA-320) and West Chester Pike (PA-3) are the primary arterials. Interstate 476 (the Blue Route) has a partial cloverleaf interchange with PA-3 in Broomall, providing direct freeway access toward Center City Philadelphia and King of Prussia. Lawrence Park Shopping Center is located at 1991 Sproul Road, roughly one mile north of the subdivision’s Langford Road access point.
Location Anchors
What Makes This Distinct
Because Langford Hills carries no HOA, buyers take fee-simple ownership with no assessed common charges; however, they also inherit full individual responsibility for exterior upkeep and any future special assessments that a managed community might absorb collectively. The long-run appreciation pattern tracked by The Cyr Team’s 33-year index shows values have more than doubled, placing the subdivision in the mid-range price tier for Marple Newtown School District.
For Buyers & Sellers
If You’re Buying
$550k median price point. historically strong appreciation. move fast – homes go quickly.
If You’re Selling
Strong appreciation – sellers gained $300k on average. properties doubled in value (141% gain). homes selling quickly (quickly). median sale price $550k.
Worth Asking
Have you considered what it means that Langford Hills has no HOA—specifically, who determines fence heights, driveway expansions, or accessory structures on neighboring lots, and how Marple Township’s R-10 zoning standards function as the de facto rulebook in the absence of a private governing document?
Common Questions
What school does Langford Hills feed into at the elementary level?
The most common elementary assignment for Langford Hills addresses is Russell Elementary School (Charles H. Russell Elementary), located at 2201 Sproul Road in Broomall, part of the Marple Newtown School District. Students then typically advance to Paxon Hollow Middle School and Marple Newtown Senior High School. School boundary lines can change; buyers should verify the current assignment with the Marple Newtown School District before making enrollment decisions.
Is there an HOA in Langford Hills, and what does that mean for buyers?
No HOA has been identified for Langford Hills in public records or public filings. This means there are no mandatory HOA dues, no shared amenity fees, and no private architectural review process. Land use and exterior standards are instead governed by Marple Township’s zoning ordinance (R-10 Single Family district) and Delaware County code enforcement. Buyers should confirm the absence of any recorded declaration or restrictive covenants through a title search prior to closing.
How does Langford Hills connect to major highways and Philadelphia?
The subdivision is accessed via Sproul Road (PA-320) and West Chester Pike (PA-3), both of which feed directly into Interstate 476 (the Blue Route) at its PA-3 interchange in Broomall. From that interchange, I-476 connects south toward I-95 and north toward King of Prussia and the Pennsylvania Turnpike. Lawrence Park Shopping Center on Sproul Road and Paxon Hollow Country Club (an 18-hole public course owned by Marple Township) are both within approximately one mile of the subdivision.
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 — No authoritative source identifies the total number of homes within the Langford Hills subdivision boundary. The 20 named streets suggest a moderately sized community, but a count would require a parcel-level GIS query of Marple Township or Delaware County records.
- Builder — No single builder has been identified in any public records record, historical document, or secondary source. The circa-1956 development era is consistent with multiple small builders operating simultaneously in post-war Broomall; no dominant builder name has surfaced.
- Hoa Name — No HOA name, registration, or governing documents have been found in public records, public filings, or any searchable database. Public records-derived HOA status is ‘None found,’ which is consistent with the organic post-war development pattern typical of this era. A title search remains the only definitive method to confirm absence of recorded restrictive covenants.
- Interior Sqft Range Text — The upper range is derived from the LivingPlaces.com median figure of ~1,800 sq ft. Individual public records show homes ranging from approximately 1,234 sq ft to 1,477 sq ft above grade, suggesting the median may reflect finished basement inclusion. Buyers should verify finished square footage against tax records.
School District
Langford Hills is served by the Marple Newtown School District. Buyers should verify current school assignments directly with the district.
View Marple Newtown School District Information
Sources Consulted
Public deed records · Delaware County Recorder · livingplaces.com · howardhanna.com · land.castlerockbuilders.com · genesisrealtyphilly.com · usnews.com · schooldigger.com · paxonhollowgolf.com · yelp.com · en.wikipedia.org · tomtoole.com · ecode360.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