Downingtown Area School District · Uwchlan Township, Chester County, PA
Pickering Station
Performance Tier
Underperformer
Median Sold
$440,000
Avg. Appreciation
59%
Avg. $ Gain
$158,333
2025 Sales
3
Limited Activity
Compared to the Downingtown Area district average, Pickering Station is
underperforming by 39%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Pickering Station is a 39-unit townhome subdivision in Uwchlan Township, Chester County, built circa 1992 on a private cul-de-sac off Davis Road in the 19425 ZIP code. The community is assigned to Lionville Elementary School (K–5, rated A on Niche), Lionville Middle School, and Downingtown High School East — all within the Downingtown Area School District, the largest district in Chester County. The HOA-maintained community covers lawn and snow removal for residents, and the location places commuters within minutes of the Pennsylvania Turnpike, Route 100, Route 113, and the Exton SEPTA/Amtrak station.
Specifications
Home Stock
Two- and three-story row and end-unit townhomes, built circa 1992, with 2–3 bedrooms, 1.5–2.5 baths, full basements, and no attached garages. Common interior features documented in public records include open main-level floor plans, decks accessed from kitchen sliders, finished or partially finished lower levels, and covered front porches. Buyers should verify the year built for each specific unit through tax records.
Location & Access
Primary access is from Route 113 (Uwchlan Avenue) via Davis Road onto Pickering Station Drive. The surrounding road network connects directly to Route 100, Route 401, Route 202, Route 30, and the Pennsylvania Turnpike (I-76). The Exton train station, served by SEPTA’s Paoli/Thorndale Line and Amtrak, provides regional rail access toward Philadelphia.
Location Anchors
Chester Springs, PA 19425
Uwchlan Township
Chester, PA
40.053, -75.662
What Makes This Distinct
With only 39 townhomes and a single-street layout, Pickering Station produces very few annual sales; the Cyr Team’s 33-year appreciation index records a moderate long-run return that trails the broader Downingtown Area district average, making price-per-square-foot analysis at time of listing essential for both buyers and sellers.
For Buyers & Sellers
If You’re Buying
Accessible at $440k median. solid appreciation track record. move fast – homes go quickly. limited inventory – be patient.
If You’re Selling
Sellers gained $158k on average. trailing the district by 39%. solid 59% return on investment. homes selling quickly (quickly). median sale price $440k.
Worth Asking
Have you considered that in a 39-unit community with limited annual turnover, the absence of recent comparable sales can make appraisal support a practical obstacle — and that confirming current HOA dues, reserve fund status, and any pending special assessments before submitting an offer is a step most buyers skip?
Common Questions
What schools serve Pickering Station?
Students are assigned to Lionville Elementary School (K–5), Lionville Middle School, and Downingtown High School East within the Downingtown Area School District. The district also operates the Downingtown STEM Academy, a selective magnet high school open to district students by application. School boundaries can change; buyers should verify current assignments directly with the Downingtown Area School District before purchasing.
Does Pickering Station have an HOA, and what does it cover?
Multiple public records confirm that a homeowners association exists and that lawn maintenance and snow removal are community responsibilities handled by the HOA. The formal HOA name, current monthly dues, reserve fund balance, and full scope of coverage are not publicly documented in verifiable sources reviewed for this page. Buyers should request the HOA disclosure package — including the declaration, bylaws, current budget, and meeting minutes — before making an offer, as required under Pennsylvania real estate practice.
How do I get to Pickering Station, and what is the commute like?
The community is accessed from Route 113 (Uwchlan Avenue) by turning onto Davis Road and then onto Pickering Station Drive. The surrounding network connects to Route 100, Route 401, Route 202, Route 30, and the Pennsylvania Turnpike (I-76) within minutes. The Exton station — served by SEPTA’s Paoli/Thorndale Line and Amtrak — provides rail access toward Philadelphia. Buyers should independently test commuting routes at typical travel times before purchase.
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 — No publicly verifiable source names the formal HOA entity for Pickering Station. HOA existence is confirmed by multiple public records referencing lawn/snow coverage and landlord HOA responsibility, but the legal association name, management company, current dues, and reserve fund status require direct inquiry with the seller or association.
- Builder — No named source identifies the original builder of Pickering Station. The community is not attributed to a named builder in LivingPlaces, Redfin, or county permit records reviewed. Left null per instructions.
- Lot Size Noted — The legacy hint of ~0.04 acres (1,700–1,800 sq ft lot) is directionally consistent with the 2,368 sq ft and 2,496 sq ft lot figures found in individual Redfin county records for two specific units, but no single authoritative source documents a uniform lot size for the subdivision. Lot sizes appear to vary by unit; buyers should verify via Chester County tax records.
- Hoa Notes (Dues Amount) — The legacy hint of ‘upper-hundreds per year’ cannot be verified or refuted from publicly available sources. One Apartments.com listing references a required monthly fee of $55, but this may be a management fee in a rental context rather than the owner HOA dues. Current dues must be confirmed through the HOA disclosure package.
School District
Pickering Station is served by the Downingtown Area School District. Buyers should verify current school assignments directly with the district.
View Downingtown Area School District Information
Sources Consulted
Public deed records · Chester County Recorder · livingplaces.com · apartments.com · homes.com · dasd.org · niche.com · en.wikipedia.org · annbyerrealestate.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