Garnet Valley School District, Delaware County, PA
Belmont
Performance Tier
Average
Median Sold
$540,000
Avg. Appreciation
84%
Avg. $ Gain
$238,442
2025 Sales
6
Low Activity
Compared to the Garnet Valley district average, Belmont is
underperforming by 10%.
Based on closed sales across 4 counties.
About
Belmont is a 55-and-older age-restricted subdivision in Bethel Township, Delaware County, built by Fay Development between 2003 and 2011. The community comprises 197 homes in three configurations — single-family ranches, semi-detached twins, and quad carriage homes — arranged around a central pond and walking trails. The HOA, managed by Penco Management Inc., covers lawn maintenance, snow removal, common area upkeep, and access to a clubhouse with a fitness room, billiards room, card room, and catering kitchen; Belmont has been designated a Gold Star Community of Excellence, one of a small number of communities in Southeastern Pennsylvania to receive that designation.
Specifications
Location Anchors
What Makes This Distinct
Belmont’s resale pool is structurally constrained: the 55-and-older age restriction and the community’s relatively small size of 197 homes limit annual turnover, which tends to produce low days-on-market when units do come available — a dynamic that favors sellers but compresses buyer negotiating windows.
For Buyers & Sellers
If You’re Buying
$540k median price point. historically strong appreciation.
If You’re Selling
Strong appreciation – sellers gained $238k on average. solid 84% return on investment. median sale price $540k.
School District
Belmont 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
Closed sales data · belmonthoa.nabrnetwork.com · 55places.com · miradorliving.com · 55pluscommunitytours.com · homes.com · coldwellbankerhomes.com · garnetvalleyschools.com · pencomanagement.com · belmonthoa.org
Data refreshed: April 25, 2026 (median sold, appreciation, performance tiers, narratives) · Content reviewed: April 25, 2026 (overview, structural insight)
The Cyr Team · neighborhood sales data · 4 counties