Garnet Valley School District · Concord Township, Delaware County, PA
Fox Hill Farm
Performance Tier
Below Average
Median Sold
$510,000
Avg. Appreciation
78%
Avg. $ Gain
$227,618
2025 Sales
21
High Activity
Compared to the Garnet Valley district average, Fox Hill Farm is
underperforming by 14%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Fox Hill Farm is an age-restricted (55+) active adult community in Concord Township, Delaware County, built by McKee Builders between 1995 and 2003 on 160 acres that include two ponds and extensive shared open space. The community’s 491 homes—338 single-family and 153 carriage homes—are served by a 14,000 sq ft clubhouse containing a fitness center, indoor pool with spa and sauna, game room, arts and crafts studio, library, and ballroom, plus an outdoor pool, tennis courts, bocce ball courts, shuffleboard, pickleball, and walking trails. The Fox Hill Farm Master Home Owners Association covers exterior maintenance, landscaping, snow removal, driveway repair, and trash removal as part of its monthly fee structure, and publishes a bi-monthly community newsletter called ‘By the Windmill.’
Specifications
Home Stock
Fox Hill Farm contains 338 single-family ranch-style homes and 153 attached carriage homes, built between 1995 and 2003. Single-family homes feature one-floor living with a basement, at least two bedrooms, two or two-and-a-half bathrooms, and an attached garage; some include a second level. Carriage homes offer two bedrooms, two or two-and-a-half bathrooms, and a one-car garage; select units include a second level or basement. All homes carry 9-foot ceilings and open floor plans as standard builder specifications. All properties are available on a resale-only basis.
Location & Access
Community entrance is at Smithbridge Road and Fox Hill Boulevard in Glen Mills. Access from Wilmington is via Route 202 North to Smithbridge Road. Route 322 is also nearby. Philadelphia International Airport is approximately 25 minutes by car.
Location Anchors
Delaware, PA
39.876, -75.507
What Makes This Distinct
Fox Hill Farm sits below the Garnet Valley School District median in long-run appreciation—a pattern consistent with age-restricted communities where buyer demand is narrower than the general resale pool; buyers purchasing here trade district-wide appreciation upside for HOA-delivered maintenance coverage and a defined amenity set.
For Buyers & Sellers
If You’re Buying
$510k median price point. solid appreciation track record. competitive market. high turnover means more inventory.
If You’re Selling
Strong appreciation – sellers gained $228k on average. solid 78% return on investment. active market (13 day median). median sale price $510k.
Worth Asking
Have you considered what happens to your resale audience when the 55+ age restriction filters out buyers under 55—and whether the HOA’s monthly fee structure, which covers exterior maintenance and amenities, is accurately reflected in your purchase offer?
Common Questions
What does the Fox Hill Farm HOA cover, and who manages it?
The Fox Hill Farm Master Home Owners Association (fhfmhoanc.org) covers exterior building maintenance, landscaping, snow removal, driveway repair, and trash removal, and provides access to the 14,000 sq ft clubhouse with indoor and outdoor pools, fitness center, tennis, bocce, pickleball courts, and walking trails. A community transit van is available to residents for trips to stores and medical appointments. Current dues and the full scope of coverage should be confirmed directly with the association before closing, as fees and terms can change.
Which schools serve Fox Hill Farm, and does the 55+ restriction affect school district taxes?
Fox Hill Farm falls within the Garnet Valley School District, which serves Concord Township, Bethel Township, and Chester Heights Borough. For the district’s general attendance pattern, Concord Township children have historically been assigned to Concord Elementary (K–2), then Garnet Valley Elementary (grades 3–5), then Garnet Valley Middle and High School—but because Fox Hill Farm is an age-restricted 55+ community, school-age children are not a typical household composition here. Residents still pay Garnet Valley School District taxes; buyers should review current tax bills with their lender or tax professional and verify any school-assignment questions directly with the district.
Are all Fox Hill Farm homes new construction, or is this a resale-only community?
Fox Hill Farm is a resale-only community. McKee Builders completed all 491 homes between 1995 and 2003, so no new construction is available from the builder. Buyers enter through the resale market only. Individual homes vary by model, finish level, and any upgrades made by prior owners; buyers should review listing-specific details, tax records, and a home inspection before making an offer.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Hoa Dues Monthly — A 2023 third-party source (55pluscommunitytours.com) cited $375/month; active public records on ezhomesearch.com show $390–$415/month as of early 2025. Neither figure is confirmed by the HOA directly. Per fiduciary practice, buyers must confirm current dues with the Fox Hill Farm Master HOA before closing.
- Hoa One Time Capital Contribution — 55pluscommunitytours.com cited a $1,500 one-time capital contribution at time of purchase. This figure is unverified by the HOA and may have changed; buyers should confirm.
- Pencomanagement Hoa Manager — pencomanagement.com lists a Fox Hill Farm Community Assoc. page but the site required JavaScript to load; professional management company could not be fully verified from this source.
- Interior Sqft Single Family Upper Bound — Sources vary: livingplaces.com states 1,300–1,800+ sq ft for detached singles; 55pluscommunitytours.com states up to 2,140 sq ft. The true upper bound depends on model and any additions. Buyers should verify from listing data.
School District
Fox Hill Farm 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 · 55places.com · livingplaces.com · 55pluscommunitytours.com · foxhillfarm.nabrnetwork.com · fhfmhoanc.org · websites.philanet.com · garnetvalleyschools.com · en.wikipedia.org · mckeegroup.net · miradorliving.com · topretirements.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