Garnet Valley School District · Chester Heights Borough, Delaware County, PA
Valleybrook
Performance Tier
Underperformer
Median Sold
$347,500
Avg. Appreciation
25%
Avg. $ Gain
$70,000
2025 Sales
16
Moderate Activity
Compared to the Garnet Valley district average, Valleybrook is
underperforming by 74%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Village of Valleybrook is a 264-unit townhome community in Chester Heights Borough, Delaware County, developed between 1972 and 1979 on what was formerly the Stramm property after Chester Heights Borough Council approved a Planned Residential Development designation in 1972. The Village of Valleybrook Homeowners Association maintains an outdoor swimming pool (open Memorial Day weekend through Labor Day weekend), a playground with swings, slides, monkey bars, and a mulched play area, and basketball courts for residents and registered guests, along with common-area lawn care, snow removal, and twice-weekly trash collection. Students attend the Garnet Valley School District, which serves Chester Heights Borough, Bethel Township, and Concord Township and operates five schools across grades K–12.
Specifications
Home Stock
Attached interior-row and end-unit townhomes constructed between approximately 1972 and 1979 as a Planned Residential Development on the former Stramm property. Homes are primarily 2- to 3-bedroom configurations with 2–2.5 baths. The original builder offered an option to split a front bedroom, so bedroom count may vary by unit. Each unit has assigned off-street parking.
Location & Access
The community sits along Valleybrook Road in Chester Heights Borough, with internal addresses on Bishop Drive. Property addresses commonly appear with an Aston (19014) mailing designation in public records systems, though Chester Heights Borough’s official ZIP code is 19017 and the HOA’s own mailing address uses 19017. Buyers should confirm the exact ZIP code and mailing address for any specific unit. Major routes accessible from the community include Route 1 and Route 322.
Location Anchors
Chester Heights Borough
Delaware, PA
39.890, -75.475
What Makes This Distinct
In 2018, the Village of Valleybrook Homeowners Association settled a HUD Fair Housing Act complaint for more than $31,000 after refusing to install reserved handicapped parking spaces for four disabled residents who had made accommodation requests in 2017 and 2018; prospective buyers should review the HOA’s current reasonable-accommodation policies and reserve fund health before purchasing.
For Buyers & Sellers
If You’re Buying
Accessible at $348k median. competitive market. high turnover means more inventory.
If You’re Selling
Sellers gained $70k on average. trailing the district by 74%. active market (8 day median). median sale price $348k.
Worth Asking
Have you considered that the monthly HOA assessment at Valleybrook covers not just amenities like the pool and playground, but also the operation and maintenance of a community sewer plant — and asked what the reserve fund balance is for that infrastructure specifically?
Common Questions
What does the Village of Valleybrook HOA monthly assessment cover?
According to the community’s official website, the monthly assessment covers maintenance of common grounds, operation and maintenance of the community sewer plant, twice-weekly trash collection, the outdoor swimming pool, basketball courts, and the playground. It also provides for common-area lawn care and snow removal, and includes private off-street parking for each unit. The community clubhouse is available for rental for special events such as parties and luncheons. Buyers should request the current budget, reserve fund study, and bylaws directly from the HOA before making an offer.
Which schools serve children living in Valleybrook?
Valleybrook sits within Chester Heights Borough, which is one of the municipalities served by the Garnet Valley School District (GVSD), headquartered in Glen Mills, PA. GVSD serves Chester Heights, Bethel Township, and Concord Township. The most commonly assigned elementary school for Valleybrook addresses in public sales data is Garnet Valley Elementary. Because school assignments can change, buyers should verify current feeder-school assignments directly with the Garnet Valley School District before purchasing.
Is there any outdoor recreational access near Valleybrook?
The community’s own HOA website notes that the Chester Creek Trail — a 2.8-mile paved, multi-use trail managed by Delaware County — is accessible within minutes of the community. The trail follows the bed of the former Chester Creek Railroad and is open to walkers, joggers, and cyclists. The trail opened in Phase I in late 2016 and additional phases are in planning and construction. Within the community itself, residents have access to the outdoor pool (seasonal), basketball courts, and a playground.
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 named builder has been verified from any source. The Chester Heights Neighbors Alliance references a construction lead named Charlie Larkin for 1976-1979 work, but no development company or general contractor name is confirmed.
- Hoa Dues Amount — Current monthly HOA assessment amount is not published on the official HOA website or any verifiable source; buyers must request this directly from the association.
- Interior Sqft Range Text — Neighborhoods.com lists 1,540–2,340 sq ft but this upper figure likely includes finished basements or lower levels; the standard base floor plan appears to be approximately 1,540 sq ft per listing descriptions. Not confirmed by an authoritative source such as the HOA or a recorded deed.
- Construction Start Date — The Google Sites legacy HOA page states ‘first occupied December 1974,’ while the Chester Heights Neighbors Alliance, citing borough council meeting minutes and named construction participants, documents active construction from 1976–1979 following a 1972 PRD approval. The 1974 date may reflect an early phase or partial occupancy. The avg_year_built of 1977 from the public records aligns with the 1976-1979 window. Both sources are flagged; the CHNA source citing named individuals and council records is treated as more authoritative.
- Nearby Roads Text (Zip Code) — Public records structural data lists ZIP 19014 (Aston mailing); HOA official website and Chester Heights Borough use 19017; Yahoo Local lists 19014 for the HOA address on Bishop Drive. City-data.com lists both 19014 and 19017 as ZIP codes associated with Chester Heights. Buyers must verify the correct ZIP for any specific unit address.
- Reserve Fund Status — No reserve fund balance or reserve study is publicly available. Given the 2018 HUD settlement and the community’s mid-1970s construction vintage, buyers should request reserve fund documentation as a due-diligence priority.
School District
Valleybrook is served by the Garnet Valley School District. Buyers should verify current school assignments directly with the district.
View Garnet Valley School District Information
Sources Consulted
Public deed records · Delaware County Recorder · villageofvalleybrook.org · chneighborsalliance.org · sites.google.com · independentamericancommunities.com · en.wikipedia.org · chestercreektrail.org · zoominfo.com · neighborhoods.com · homes.com · chesterheights.org · local.yahoo.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