Tredyffrin-Easttown School District, Chester County, PA
Buttonwood Farms
Performance Tier
Underperformer
Median Sold
$955,000
Avg. Appreciation
44%
Avg. $ Gain
$290,000
2025 Sales
1
Limited Activity
Compared to the Tredyffrin-Easttown district average, Buttonwood Farms is
underperforming by 36%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Buttonwood Farms is an public records-recognized subdivision in Easttown Township, Chester County, with a Berwyn mailing address (ZIP 19312), assigned to the Tredyffrin-Easttown School District. The subdivision contains exclusively detached single-family homes across a wide range of build eras: public records show individual parcels dating from the early 1950s through new construction in the mid-2020s, with lot sizes documented as low as one acre on Waterloo Road and as large as 10.6 acres on Buttonwood Road. No homeowners association has been identified in public records or public filings, meaning individual owners bear full responsibility for maintenance of their lots and structures without a shared governance framework.
Specifications
Home Stock
The structural mix is exclusively detached single-family, ranging from mid-century ranch and colonial homes built in the early 1960s to custom new construction completed in the 2000s and 2010s. One documented property — 2036 Buttonwood Road — was built in 2006 by Pohlig Builders, a Main Line custom builder. A 2025 listing at 2205 Buttonwood Road is described in public records as a new construction home. Architectural styles include colonial, stone farmhouse, and contemporary custom builds; no single builder or style dominates the subdivision.
Location & Access
Primary access is from Route 252 (also signed as South Valley Road), which intersects with Buttonwood Road. Multiple public records cite Route 30 (Lancaster Avenue) and Route 252 as the primary arterial approach. Internal streets within the public records subdivision boundary include Buttonwood Road, Waterloo Road, Fox Creek Road, Waltham Road, and Carriage Way. Route 202 and the Pennsylvania Turnpike (I-276) are within a short drive.
Location Anchors
What Makes This Distinct
The subdivision’s public records footprint spans multiple internal streets — including Buttonwood Road, Waterloo Road, Fox Creek Road, and Waltham Road — which creates meaningful variation in lot size, structure age, and price tier within a single public records subdivision label; buyers and sellers should not assume uniform characteristics across addresses carrying the Buttonwood Farms name. Additionally, the Tredyffrin-Easttown School District is actively constructing Bear Hill Elementary School, set to open in August 2027, and redistricting is underway — the current Beaumont Elementary assignment for properties in this subdivision may change before that school year begins.
For Buyers & Sellers
If You’re Buying
$955k median price point. move fast – homes go quickly. limited inventory – be patient.
If You’re Selling
Strong appreciation – sellers gained $290k on average. trailing the district by 36%. homes selling quickly (quickly). median sale price $955k.
Worth Asking
Have you considered that a subdivision boundary in public records is not the same as a legally recorded plat — and that two homes both listed as ‘Buttonwood Farms’ may sit on parcels with wildly different lot sizes, well vs. public water service, and septic vs. public sewer connections, all of which affect long-term cost of ownership?
Common Questions
Is there a homeowners association in Buttonwood Farms?
No HOA has been identified in public records, Chester County public filings, or online HOA directories for this subdivision. One listing at 1105 Waterloo Road showed $0 in HOA dues. The absence of an HOA means no shared covenants govern exterior changes, landscaping standards, or common-area maintenance — buyers should verify independently with a title search before settlement.
Which schools serve Buttonwood Farms?
Properties in this subdivision are assigned to the Tredyffrin-Easttown School District. The most common elementary school assignment is Beaumont Elementary (575 Beaumont Road, Devon), feeding into Tredyffrin-Easttown Middle School and ultimately Conestoga High School. However, the district is redistricting to accommodate Bear Hill Elementary, which is under construction and scheduled to open in August 2027. Buyers should confirm their specific address assignment directly with the TESD transportation department at 610-240-1680, as boundaries are subject to change.
What is the typical home size and lot size in Buttonwood Farms?
There is no ‘typical’ home here in the conventional sense. The subdivision spans both smaller mid-century homes — one property on Fox Creek Road recorded at approximately 2,600 sq ft on just over an acre — and large custom estates exceeding 9,000 sq ft on multi-acre parcels along Buttonwood Road. Some lots use well water and septic systems; others connect to public sewer, as evidenced by varying utility notations across recorded public records. Buyers should verify utility connections for any specific address.
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 — No definitive platted home count found. The public records-designated Buttonwood Farms subdivision spans multiple streets (Buttonwood Road, Waterloo Road, Fox Creek Road, Waltham Road, Carriage Way) with no recorded plat boundary or official home count identified. Ownerly lists 26 addresses on Buttonwood Road alone, but the subdivision extends beyond that street.
- Builder — Buttonwood Farms is not a master-planned community with a single builder. Development occurred organically across decades. Pohlig Builders constructed at least one home (2036 Buttonwood Road, built 2006), but this is a single custom build, not a tract development. Other homes predate Pohlig’s involvement by decades.
- Hoa Name — No HOA name, recorded documents, or management company found in any source. Public records show $0 HOA dues. No Chester County-registered HOA entity for ‘Buttonwood Farms’ was found.
- Interior Sqft Range Text — Square footage range is derived from individual public records, not a comprehensive dataset. The range (approximately 1,700–9,230+ sq ft) reflects observed extremes, not a statistically complete distribution across all parcels.
- Lot Character Text — Lot size data sourced from individual public records and Ownerly/public records. Some properties along Buttonwood Road use well water and on-site septic (confirmed in public records water source fields); public sewer/water availability varies by address and should be verified at the parcel level.
- Era Band — The avg_year_built of 1964 from the 33-year appreciation index is based on only 1 sale (very thin data). Individual parcel records show build years ranging from 1954 to 2025+, making ‘Mixed’ the defensible classification. The 1964 figure may reflect the most-transacted property type rather than the median built year of all homes in the subdivision.
- School Boundary Assignment — TESD is actively redistricting due to Bear Hill Elementary School opening in August 2027. The current Beaumont Elementary assignment for Buttonwood Farms addresses may change. Buyers must verify with TESD transportation at 610-240-1680 before relying on any school assignment claim.
School District
Buttonwood Farms 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 · foxroach.com · compass.com · bexrealty.com · en.wikipedia.org · patch.com · usnews.com · ecode360.com · ownerly.com · scottkompa.com · nextdoor.com · easttown.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