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 33 years of public sales records across 2418 neighborhoods in 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
Home Stock
Three structure types: single-family ranch/Cape Cod homes with attached two-car garages, semi-detached twins with two-car garages, and quad carriage homes with one-car garages. Most units offer first-floor primary suites, gas fireplaces, open-concept kitchen-to-living layouts, and full unfinished basements. Architectural features documented in public records include hardwood floors, vaulted ceilings in family rooms, and covered front porches.
Location & Access
Access via Route 202 south to Naamans Creek Road (Route 491), then Ebright Road to Belmont Lane. Interstate 95 is nearby, providing direct access to Philadelphia and Wilmington.
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.
Worth Asking
Have you considered what the 55-and-older age restriction actually requires at the time of purchase — specifically, whether every adult in the household must meet the age threshold, or just one — and how that affects your options if your situation changes after closing?
Common Questions
Who built Belmont, and when was it constructed?
Belmont was developed by Fay Development, with construction spanning from 2003 to 2011. The average year built across the community is approximately 2007, consistent with that build window. All homes are resale; there is no new construction within Belmont.
What does the HOA cover, and who manages it?
The Belmont HOA is managed by Penco Management Inc. (headquartered in Chadds Ford, PA). The monthly fee covers common area maintenance, lawn maintenance, snow removal, management fees, and access to the clubhouse and fitness facilities. A one-time capital contribution fee of $1,000 is required at settlement. The HOA does not maintain a pool, which is reflected in the fee structure.
Which school district serves Belmont, and does that matter for 55+ buyers?
Belmont falls within the Garnet Valley School District, with Bethel Springs Elementary School as the assigned elementary feeder. Because Belmont is an age-restricted community, most residents do not have school-age children; however, the school district assignment affects property tax assessments and can influence resale demand from buyers who value district quality. Bethel Springs Elementary ranks in the top 7.4% of Pennsylvania public elementary schools by SchoolDigger’s statewide ranking.
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 / Management Company — Two different websites use variants of ‘Belmont HOA’: belmonthoa.nabrnetwork.com lists Penco Management Inc. and is consistent with active public records; belmonthoa.org lists CAMP Management (a Virginia/Maryland firm) and appears to reference a different community. Public records listing data (Homes.com, Zillow) confirms Penco Management for the Garnet Valley PA 19060 subdivision. Penco is treated as authoritative; the belmonthoa.org site should be verified before publishing to confirm it is not the same community under new management.
- Approx Homes — Three source counts in conflict: belmonthoa.nabrnetwork.com (official HOA portal) cites 197; 55places.com and miradorliving.com cite 186; 55pluscommunitytours.com cites 181. The official HOA portal figure of 197 is used as most authoritative, but a Cyr Team reviewer should confirm against current county parcel data.
- Lot Size Sqft — Public records for attached/semi-detached units show 0 sq ft lot (HOA-maintained exterior), consistent with carriage and quad home types. Individual lot sizes for single-family units within the community are not uniformly documented in available sources.
- Flood Zone Status — One public records record (1063 Belmont Ln) states Federal Flood Zone: No. FEMA flood map verification for the full community boundary was not completed; buyers should verify with FEMA’s Flood Map Service Center.
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
Public deed records · Delaware County Recorder · belmonthoa.nabrnetwork.com · 55places.com · miradorliving.com · 55pluscommunitytours.com · homes.com · coldwellbankerhomes.com · schooldigger.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, FAQs)
The Cyr Team · 2418 neighborhoods · 4 counties · 33 years of public sales records