Tredyffrin-Easttown School District, Chester County, PA
Arbordeau
Performance Tier
Underperformer
Median Sold
$537,500
Avg. Appreciation
34%
Avg. $ Gain
$116,950
2025 Sales
8
Low Activity
Compared to the Tredyffrin-Easttown district average, Arbordeau is
underperforming by 74%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Arbordeau is a 120-unit, 15-acre condominium community constructed in 1974 at 500 Berwyn Baptist Road in Devon, Chester County, within Tredyffrin Township and the Tredyffrin-Easttown School District. The community offers two structure types — multi-level townhouses and low-rise flats — designed around a French Provincial vocabulary with stucco exteriors, special-order roof tile, and internal street names derived from French place names (Avignon, Brettagne, Étienne, Île d’Huyère, L’Fleur, Gevrey, and others). A staffed gatehouse operates around the clock, and the association provides on-site management through PENCO Management Inc., with maintenance covering common grounds, road maintenance, exterior building upkeep, snow removal, pool, cable, sewer, water, and trash — all included in the condominium fee structure.
Specifications
Home Stock
Two distinct product types: (1) multi-level townhouses with 2 or 3 bedrooms, 9-ft ceilings, wood-burning fireplaces, private front courtyards, rear patios, and direct access to underground garages; (2) flats in 3-story, 6-unit low-rise buildings (all end-units), also with 9-ft ceilings, wood-burning fireplaces, balconies, private storage rooms, and key-operated elevators that open directly into each unit. Exterior construction uses stucco finish and special-order roof tile, referencing French Provincial massing. All units built in 1974.
Location & Access
Entrance at 500 Berwyn Baptist Road, between Route 30 (Lancaster Avenue) and Route 252 (Devon State Road). Direct access to US-202, I-76, I-476, and the Pennsylvania Turnpike (I-276). Devon and Berwyn SEPTA Regional Rail stations are approximately a 5-minute drive.
Location Anchors
What Makes This Distinct
Because Arbordeau is a condominium (not a fee-simple HOA subdivision), buyers take title to airspace rather than land, and the condominium association’s reserve fund health, special-assessment history, and lending eligibility (Fannie Mae/Freddie Mac warrantability) are material due-diligence items that do not appear on a standard property disclosure — and that the public records ‘HOA status: None found’ flag underreports, since Bright public records recorded the association under ‘Condo/Coop’ rather than ‘HOA.’
For Buyers & Sellers
If You’re Buying
$538k median price point. competitive market.
If You’re Selling
Sellers gained $117k on average. trailing the district by 74%. active market (10 day median). median sale price $538k.
Worth Asking
Have you considered that a gated condominium community with a seven-member owner council, part-time gate staff, a pool, a clubhouse with three rentable guest suites, and underground garage infrastructure carries ongoing reserve-fund obligations — and that a buyer’s lender will require the association to pass a condo-project approval before financing can be secured?
Common Questions
What types of homes are available in Arbordeau?
Arbordeau offers two formats. Townhouses are multi-level, 2- or 3-bedroom units with 9-ft ceilings, wood-burning fireplaces, private front courtyards, rear patios, and underground garage access. Flats are located in 3-story, 6-unit low-rise buildings where every unit is an end-unit; they range from 1 to 3 bedrooms, also feature 9-ft ceilings and wood-burning fireplaces, and are served by key-operated private elevators from the underground garage. Public records show interior sizes spanning roughly 992 sq ft to over 3,300 sq ft across the community’s 120 total units.
Which schools serve Arbordeau?
Arbordeau falls within Tredyffrin Township, placing it in the Tredyffrin-Easttown School District. Public records for community units list New Eagle Elementary School (grades K–4, Wayne, PA) as the assigned elementary, Valley Forge Middle School as the middle school, and Conestoga High School as the high school. Because TESD is planning a sixth elementary school and a full redistricting for the 2027–28 school year, buyers should confirm current boundary assignments directly with the district before relying on any assignment listed in a real estate record.
What does the Arbordeau condominium association cover, and who manages it?
The association is managed by PENCO Management Inc., an on-site manager who reports to a seven-member council of homeowners. Recorded public records condo-fee disclosures show that the fee includes common-area maintenance, exterior building maintenance, road maintenance, lawn maintenance, snow removal, trash, sewer, water, cable TV, pool, and reserve fund contributions. Security gate staffing is also included. Individual buyers should request the current fee schedule, most recent reserve study, and any pending special assessments directly from the association before going under contract, as these figures change over time.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Hoa Fee Amount — Current monthly condo fee amount is not published by the association’s official site. A 2017 Philadelphia Magazine article cited $905/month for one unit at that time, but this figure is stale and not suitable for an evergreen page. Buyers must request the current fee schedule from the association or via resale disclosure.
- Builder — No single original developer or builder is identified in any verifiable source. Multiple listing records describe the community as built in 1974 but do not name the developer. Left null per instructions.
- Hoa Status Mls Flag — Public records structural data input flags ‘HOA status: None found,’ which is technically inaccurate. Arbordeau has a well-documented condominium association. Bright public records the association under ‘Condo/Coop Association: Yes’ rather than the ‘HOA’ checkbox, which explains the discrepancy. The community unambiguously has mandatory assessments and association governance.
- Special Assessment History — At least one listing (Compass, unit 14) references a prior garage assessment that was paid in full, suggesting capital assessments have occurred. The full assessment history is not publicly documented and must be obtained from the association’s reserve study and meeting minutes.
- Fannie Mae Warrantability — Condo project approval status (Fannie Mae/Freddie Mac warrantability) is not publicly available. Given unit count of 120 and the mix of owner-occupied and rental units, lender condo-project review is a standard requirement. Buyers using conventional financing should confirm approval status before going under contract.
- Appreciation Range Sample Size — The 33-year appreciation index uses only 2 sales for the appreciation calculation, making the 33.5% average return and -74.1% district comparison statistically thin. These figures are flagged as low-confidence and should be disclosed to buyers as directional, not definitive.
School District
Arbordeau is served by the Tredyffrin-Easttown School District. Buyers should verify current school assignments directly with the district.
View Tredyffrin-Easttown School District Information
Sources Consulted
Public deed records · Chester County Recorder · arbordeau.com · compass.com · foxroach.com · scottfurmangroup.com · phillymag.com · movoto.com · neighborhoods.com · mainlinephillyhomes.com · activerain.com · en.wikipedia.org · spoke.news · propertyreach.com · pencomanagement.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