Coatesville Area School District, Chester County, PA
Hillview
Performance Tier
Below Average
Median Sold
$485,000
Avg. Appreciation
33%
Avg. $ Gain
$108,524
2025 Sales
9
Low Activity
★ Value Play
Compared to the Coatesville Area district average, Hillview is
underperforming by 25%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
The Villages at Hillview is a deed-restricted 55-plus community in Valley Township, Chester County, approved in 2003 and built across 232 rolling acres with 507 individually owned homes in four structure types: single-family detached, carriage homes, villas, and townhomes. The elected Community Association owns and operates five amenity buildings — the Clubhouse (16,000 sq ft), Fitness Center, Lodge, Cottage, and Cabin — plus indoor and outdoor swimming pools, basketball, tennis, and pickleball courts, a bocce court, horseshoe pits, and a community garden, and maintains more than 60 active resident clubs and committees. The HOA fee schedule reported in Bright public records includes a monthly assessment plus a one-time capital contribution, covering common-area maintenance, front/rear/side lawn care, and snow removal from sidewalks, driveways, and walkways.
Specifications
Home Stock
Four structure types: single-family detached, carriage homes (twins), villas (attached ranch-style in quad formations), and townhomes. Typical configurations include 2–3 bedrooms, 1.5–3 baths, and an attached two-car garage. The Lennar final phase (Meadows at Hillview) features single-story homes with full basements and an optional second level for a guest suite.
Location & Access
Primary access via Manor Road (Route 82) to Butterworth Road. The community is close to the Route 30 Coatesville–Downingtown Bypass and the Pennsylvania Turnpike. The Coatesville Amtrak station and the Downingtown–Thorndale SEPTA station are within reach.
Location Anchors
What Makes This Distinct
The Hillview campus has two distinct community associations: the established Villages at Hillview (Orleans Homes original build, 2003–2015) and the newer Meadows at Hillview (Lennar Corporation, commenced 2020), which carries its own separate association while sharing amenity access with the original community — a structural distinction that affects HOA budget exposure, reserve fund review, and re-sale disclosures for any buyer.
For Buyers & Sellers
If You’re Buying
Accessible at $485k median.
If You’re Selling
Sellers gained $109k on average. trailing the district by 25%. median sale price $485k.
Worth Asking
Have you considered that buying into the original Villages at Hillview association versus the newer Meadows at Hillview association means you’d be reviewing two different reserve fund disclosures, two different sets of CC&Rs, and potentially different monthly assessment schedules — even though both communities share the same amenity buildings?
Common Questions
What age restriction applies at Hillview, and how is it enforced?
Both the Villages at Hillview and the adjacent Meadows at Hillview are age-restricted 55-plus communities. Under federal housing law (the Housing for Older Persons Act), at least 80% of occupied units must have at least one resident aged 55 or older. Prospective buyers should request the community’s HOPA compliance verification as part of their due diligence, particularly if they are younger than 55 or anticipate a household member under that threshold.
What does the HOA fee cover at the Villages at Hillview, and are there any additional one-time charges?
Bright public records listing data for Hillview shows a monthly HOA assessment that covers common-area maintenance, front, rear, and side lawn care, and snow removal from sidewalks, driveways, and walkways. A capital contribution fee is also charged at settlement. The Association separately owns and maintains five amenity buildings, sports courts, and pools — costs funded through the same assessment. Buyers should request the current budget, reserve study, and most recent annual meeting minutes before going under contract, as assessment levels and reserve adequacy can change.
Which school district serves Hillview, and does that matter for 55-plus buyers?
Valley Township — where Hillview is located — falls within the Coatesville Area School District (CASD). Because Hillview is a 55-plus age-restricted community, most residents do not have school-age children. However, school district boundaries affect local property tax rates, so buyers should confirm their expected tax obligation with Chester County’s assessment office. CASD covers Coatesville City, Valley Township, Caln Township, and several surrounding municipalities in Chester County.
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 (Meadows At Hillview) — The Meadows at Hillview phase has its own separate community association per hillviewpa.com, but the formal legal name of that association is not publicly documented in verifiable sources reviewed.
- Approx Homes (Total Including Meadows Phase) — The original Villages at Hillview is documented at 507 homes. The Lennar Meadows phase added up to 90 more. Total campus count may be approximately 597, but no single authoritative source confirms the combined figure after Meadows sellout.
- Most Common Elementary — Public sales data left this blank. Valley Township is served by CASD but the specific elementary attendance zone for Hillview addresses was not confirmed via public GIS or CASD records in this research pass. Moot for most 55+ residents but relevant to tax context.
- Hoa Monthly Fee (Current) — Bright public records listing data via movingtopa.com shows a monthly fee figure; however, HOA fees change and the page must remain evergreen. The fee amount was intentionally omitted from page content. Buyers must request current financials directly from the association.
- Avg Year Built (2012 From Appreciation Index) — The input avg_year_built of 2012 is plausible given construction circa 2003–2016/2020, and sits roughly in the middle of that range. No anomaly flagged, but the figure reflects a multi-phase buildout average, not a single construction year.
- Shared Name Ambiguity — Public records neighborhood name ‘Hillview’ appears to aggregate both the original Villages at Hillview (Orleans Homes, ~507 homes) and the Meadows at Hillview (Lennar, ~90 homes). These are legally distinct communities with separate HOAs. Any public records-derived data may commingle both populations.
School District
Hillview is served by the Coatesville Area School District. Buyers should verify current school assignments directly with the district.
View Coatesville Area School District Information
Sources Consulted
Public deed records · Chester County Recorder · hillviewpa.com · 55places.com · livingplaces.com · activeadultliving.com · movingtopa.com · lennar.com · en.wikipedia.org · livabl.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