Downingtown Area School District, Chester County, PA
Culbertson 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, Culbertson Run is
underperforming by 28%.
Based on closed sales across 4 counties.
About
Culbertson Run is a defined Planned Residential Development in East Brandywine Township, Chester County, built circa 1975-1980 and comprising 143 detached single-family homes and 33 townhomes arranged across 14 courts and cul-de-sacs off Hawthorne Drive (Route 322). The community is governed by the self-managed Hedgerow Homeowners Association, a five-member elected board that maintains common ground, handles snow removal on the courts and cul-de-sacs, and operates a pool, clubhouse, tennis courts, basketball court, and pond. The subdivision takes its name from the Culbertson Run stream — the same waterway that drew Major John Culbertson to farm 130 acres here after the Revolutionary War, and whose banks support Bridge Mill Farm, a National Register of Historic Places property located along Marshall Road on the subdivision’s northwest edge.
Specifications
Location Anchors
What Makes This Distinct
Because Culbertson Run was approved in the early 1970s as a Planned Residential Development with fixed building footprints, any structural addition that changes a home’s footprint — a sunroom, an attached addition, or a detached garage — requires a conditional use hearing before the East Brandywine Township Board of Supervisors, not merely an HOA architectural review; buyers planning renovations should factor this approval process into their timeline and budget.
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
Culbertson 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 · homes.com · annbyerrealestate.com · knowhowell.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