Rose Tree Media School District · Middletown Township, Delaware County, PA
Alverno Valley Farm
Performance Tier
Exceptional
Median Sold
$899,000
Avg. Appreciation
89%
Avg. $ Gain
$423,000
2025 Sales
1
Limited Activity
Compared to the Rose Tree Media district average, Alverno Valley Farm is
outperforming by 54%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Alverno Valley Farm is a mixed-use subdivision in Middletown Township, Delaware County, situated within the Rose Tree Media School District and carrying a Media, PA 19063 mailing address. The community combines 1979–1985 townhouses on Catch Penny Lane and Abel Place with larger colonial detached homes on Mount Alverno Road, and the HOA administers 20 acres of open space with walking trails. The subdivision lies within walking distance of Linvilla Orchards, a 300-acre working farm and education destination at 137 W. Knowlton Road in Media, and is served at the elementary level by Indian Lane Elementary School, located in a residential area of Middletown Township at 309 S. Old Middletown Road.
Specifications
Home Stock
The townhouse section, built primarily in 1979–1985, consists of two- and three-bedroom interior and end-unit row homes with finished basements, rear patios or decks, one-car garages, and gas fireplaces in some units. The detached segment along Mount Alverno Road includes colonial-style single-family homes, at least one of which is a five-bedroom, 4,443 sq ft structure on approximately one acre.
Location & Access
Mount Alverno Road is the primary spine of the community; Catch Penny Lane and Abel Place are the interior residential streets. Route 1 (Baltimore Pike) and South Old Middletown Road provide regional access. The SEPTA Media/Wawa Regional Rail Line serves Middletown Township, with the Wawa Station (opened August 2022 on Route 1) and Elwyn Station both accessible within the township.
Location Anchors
Middletown Township
Delaware, PA
39.914, -75.395
What Makes This Distinct
The Alverno Valley Farms Homeowners Association is a registered nonprofit entity (EIN 23-2275114) managed by a professional property management company, Camco, based in King of Prussia; the HOA holds meetings bimonthly and conducts boundary surveys—documented structural governance that distinguishes this community from purely organic subdivisions.
For Buyers & Sellers
If You’re Buying
$899k median price point. historically strong appreciation. move fast – homes go quickly. limited inventory – be patient.
If You’re Selling
Exceptional appreciation – sellers gained $423k on average. outperforming the district by 54%. solid 89% return on investment. homes selling quickly (quickly). median sale price $899k.
Worth Asking
Have you considered that a mixed subdivision containing both townhouses and detached single-family homes under a single HOA can mean that fee obligations and maintenance responsibilities differ materially by home type—and that verifying which streets fall under which HOA covenants before making an offer is a step many buyers skip?
Common Questions
What school does my child attend if we buy in Alverno Valley Farm?
Elementary-age students (K–5) are assigned to Indian Lane Elementary School, located at 309 S. Old Middletown Road in Middletown Township within the Rose Tree Media School District. Middle school students attend Springton Lake Middle School, and high schoolers attend Penncrest High School. School boundary assignments can change; always confirm directly with the Rose Tree Media School District before purchasing.
Is there an HOA, and what does it manage?
Yes. The Alverno Valley Farms Homeowners Association (EIN 23-2275114) is an incorporated nonprofit that employs a professional property manager through Camco (King of Prussia, PA). The HOA holds bimonthly meetings, enforces community standards for streets such as Abel Place and Cedar, manages common parking areas, and has conducted formal boundary surveys of the Catchpenny area. HOA dues have been assessed quarterly; the most recently documented increase was effective January 2017. Prospective buyers should request current bylaws, financials, and the most recent meeting minutes before going under contract.
How do residents commute to Philadelphia from Alverno Valley Farm?
Middletown Township is served by the SEPTA Media/Wawa Regional Rail Line. The Wawa Station on Route 1 opened August 21, 2022, restoring rail service to the township for the first time since 1986; Elwyn Station is also accessible within the township. By car, Route 1 and I-95 provide direct access to Philadelphia International Airport and Center City. Buyers who prioritize rail access should verify current schedules and parking availability at the Wawa Station directly with SEPTA.
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 — Total number of units in the subdivision is not documented in any verified source. The community contains at minimum the townhouses on Catch Penny Lane and Abel Place plus detached homes on Mount Alverno Road, but no plat or HOA document specifying a total home count was located.
- Builder — No single builder has been identified for either the townhouse or detached segments. The townhouses on Catch Penny Lane are consistently dated 1985 in public records, but no builder name appeared in any source.
- Era Band — The public records-supplied avg_year_built of 1920 is almost certainly anomalous for this subdivision. Individual public records confirm townhouse construction in 1979–1985 and detached homes in 1967–2006. A 1920 average would only make sense if the data aggregated surrounding farmstead parcels (including the historic 597 Mount Alverno Road property, land deeded by William Penn to Thomas Wynn in the 1680s). This field is flagged for review; era_band is set to Mid-Century (1945-1980) based on verified individual property records.
- Avg Year Built (Input Data) — Input avg_year_built of 1920 is anomalous. Verified public records listing dates for Alverno Valley Farms townhouses are 1979 and 1985; detached homes range 1967–2006. The 1920 figure likely reflects broader area parcel data including pre-subdivision farm properties along Mount Alverno Road, not the subdivision itself. needs_review set to true.
- Hoa Fee Current — The HOA website referenced (sites.google.com/site/alvernovalley) is noted as obsoleted. Current dues amount is unknown; the last confirmed change was a $20 increase effective January 2017.
- Interior Sqft Range Text (Detached) — Square footage for the largest detached homes in the subdivision is documented (367 Mt Alverno at 7,182 sq ft; 475 Mt Alverno at 4,443 sq ft), but not all detached properties have verified public records sq ft data. Range is therefore approximate.
- Cross Border Note — Not applicable; all addresses confirmed in Middletown Township, Delaware County.
School District
Alverno Valley Farm is served by the Rose Tree Media School District. Buyers should verify current school assignments directly with the district.
View Rose Tree Media School District Information
Sources Consulted
Public deed records · Delaware County Recorder · pennsylvania.hometownlocator.com · sites.google.com · causeiq.com · homes.com · bexrealty.com · atproperties.com · commercial.beiler-campbell.com · compass.com · iles.rtmsd.org · rtmsd.org · en.wikipedia.org · tripadvisor.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