Downingtown Area School District · East Brandywine Township, Chester County, PA
Culberton Run
Performance Tier
Underperformer
Median Sold
$405,000
Avg. Appreciation
132%
Avg. $ Gain
$187,784
2025 Sales
8
Low Activity
Compared to the Downingtown Area district average, Culberton Run is
underperforming by 28%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Culbertson Run is a mid-1970s residential subdivision in East Brandywine Township, Chester County, consisting of 143 detached single-family homes and 33 townhomes arranged across 14 courts and cul-de-sacs off Horseshoe Pike (U.S. Route 322). The community is governed by the self-managed Hedgerow Homeowners Association, whose stated responsibilities include maintaining common ground and all court and cul-de-sac surfaces—including snow removal—while Hawthorne Drive, the main internal road, falls under East Brandywine Township maintenance. Residents have access to association-operated amenities including a community pool, clubhouse, tennis courts, a basketball court, and a pond, with Marsh Creek State Park, French Creek State Park, and Hibernia Park all reachable by a short drive. Elementary-age children in most of the community are zoned to Brandywine-Wallace Elementary School, part of the Downingtown Area School District.
Specifications
Home Stock
The subdivision contains both detached single-family homes and attached townhomes constructed circa 1975–1980. Townhomes are 2–3 bedrooms with 2.5 baths and approximately 1,500 sq ft of living space; no basement or garage. Detached singles range from 3–4 bedrooms and 1,100–1,900 sq ft, with some offering basements and attached garages.
Location & Access
Primary access is from Horseshoe Pike (U.S. Route 322) onto Hawthorne Drive. The community is roughly 3 miles from the Route 30 Bypass and approximately 10 minutes from the Pennsylvania Turnpike. Marsh Creek State Park (Route 100/PA Turnpike Exit 312) and French Creek State Park are both within a short drive. Buyers should confirm current commuting routes independently.
Location Anchors
East Brandywine Township
Chester, PA
40.039, -75.748
What Makes This Distinct
The subdivision’s mix of detached singles and townhomes built circa 1975–1980 produces a wide sold-price range at the community level; buyers targeting the upper end of that range should confirm whether a given address is a single or townhome before drawing comparisons, as the two housing types carry meaningfully different footprints and lot profiles.
For Buyers & Sellers
If You’re Buying
Accessible at $405k median. historically strong appreciation. move fast – homes go quickly.
If You’re Selling
Sellers gained $188k on average. trailing the district by 28%. properties doubled in value (132% gain). homes selling quickly (quickly). median sale price $405k.
Worth Asking
Have you considered that the HOA here is self-managed by a five-member resident board—meaning no professional management company stands between you and enforcement of covenants or assessment increases—and asked to see the last two years of board meeting minutes and the current reserve study before making an offer?
Common Questions
What does the Hedgerow Homeowners Association actually cover?
According to the HHA’s own published description, the association maintains common ground and all court and cul-de-sac surfaces, including snow removal. Hawthorne Drive—the main road through the neighborhood—is maintained by East Brandywine Township, not the HOA. The association also operates shared amenities: a community pool, clubhouse, tennis courts, a basketball court, and a pond. Buyers should request current HOA bylaws, the most recent budget, and the reserve fund balance before closing to confirm what dues currently cover and whether the fund is adequately capitalized.
Which schools serve Culbertson Run?
East Brandywine Township is served entirely by the Downingtown Area School District. Most of the township—including Culbertson Run—is zoned to Brandywine-Wallace Elementary School (K–5, located at 435 Dilworth Road, Downingtown), then Downingtown Middle School, and Downingtown West High School. School boundary assignments can change; buyers should verify the current attendance zone for any specific address directly with the Downingtown Area School District before relying on a listing’s stated school.
Is Culbertson Run the same community as Hedgerow @ Culbertson Run?
Culbertson Run is the name of the broader subdivision; Hedgerow @ Culbertson Run is how the townhome section and the community’s HOA (the Hedgerow Homeowners Association) are formally identified in HOA and some public records. Both the 143 detached singles and 33 townhomes are governed by the same HHA board and share the same amenities. When comparing sales data or HOA documents, buyers should confirm whether a specific record covers the full community or only the townhome section.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Builder — No builder name identified across any source reviewed. Multiple sources confirm the 1975–1980 construction era but no developer or builder of record was found. Left null per instructions.
- Hoa Dues Amount — The HHA website (hhaonline.com) does not publish current dues amounts publicly. A Compass listing for 120 Chapel Court showed an HOA dues figure but that listing data is time-stamped and may not reflect current dues. Buyers must confirm current dues directly with the HHA.
- Avg Year Built — MI tool reports average year built of 1978, which is consistent with the independently verified circa 1975–1980 construction window from livingplaces.com. No anomaly flagged; data is corroborated.
- Lot Size Singles — Median lot size of slightly under one-fifth of an acre is sourced from livingplaces.com for the full community. Lot sizes for individual singles vs. townhomes may differ; buyers should verify via Chester County public tax records.
- School Boundary Verification — Wikipedia and homes.com confirm most of East Brandywine Township is zoned to Brandywine-Wallace Elementary, but note that parts of the township are zoned to Beaver Creek Elementary or Springton Manor Elementary. The specific Culbertson Run address range’s zoning should be confirmed directly with DASD before relying on Brandywine-Wallace assignment.
School District
Culberton Run 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 · hhaonline.com · livingplaces.com · en.wikipedia.org · bw.dasd.org · usnews.com · pa.gov · annbyerrealestate.com · compass.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