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 closed sales across 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
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.
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
Closed sales data · hhaonline.com · livingplaces.com · en.wikipedia.org · bw.dasd.org · 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)
The Cyr Team · neighborhood sales data · 4 counties