Garnet Valley School District, Delaware County, PA
Foxfield
Performance Tier
Underperformer
Median Sold
$445,000
Avg. Appreciation
44%
Avg. $ Gain
$140,958
2025 Sales
20
High Activity
★ Value Play
Compared to the Garnet Valley district average, Foxfield is
underperforming by 47%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Foxfield at Naamans Creek is a 55+ age-restricted planned community in Bethel Township, Delaware County, developed by McKee Builders between 2004 and 2013. The 174-acre property contains 520 residences across three collections — 233 detached Ranch homes, 155 attached Carriage homes, and 132 condo-style Villas — organized under a dual-HOA governance structure with separate associations for the villas and the balance of the community. A 9,200-square-foot clubhouse serves as the central amenity hub, containing a ballroom, catering kitchen, billiards room, crafts room, two card rooms, an exercise room, an indoor resistance pool, and a whirlpool; outdoor amenities include a swimming pool, a six-hole executive golf course, three bocce courts, a tennis court, horseshoe pits, a putting green, and two miles of walking trails. The age restriction is encoded in Bethel Township ordinance, which requires at least one permanent resident of each home to be age 55 or older.
Specifications
Home Stock
Three distinct collections built between 2004 and 2013: Ranch-style detached single-family homes (233 units) with high ceilings and one-floor living; attached Carriage homes (155 units) with main-floor primary suites and optional lofts; and condo-style Villas (132 units) in multi-unit buildings with ground-level one-car garages. All collections emphasize first-floor accessibility and attached or ground-level garage parking. Gas heat and hot water are standard throughout.
Location & Access
Located directly off Naamans Creek Road (Route 491) in Bethel Township. Residents have access to U.S. Route 322, U.S. Route 202, and the I-95 corridor within a short drive. Philadelphia International Airport is approximately 20 minutes away.
Location Anchors
What Makes This Distinct
Foxfield’s long-run appreciation has trailed the broader Garnet Valley school district by a substantial margin — a pattern consistent with a community where unit-type mix (a large share of condos and attached homes) and age-restriction rules constrain the buyer pool relative to the all-ages, single-family-dominated district at large. Buyers entering at the mid-range price tier gain access to a high-turnover, amenity-rich community, but should weigh that resale may depend more heavily on 55+ buyer demand than on general district appreciation trends.
For Buyers & Sellers
If You’re Buying
Accessible at $445k median. high turnover means more inventory.
If You’re Selling
Sellers gained $141k on average. trailing the district by 47%. median sale price $445k.
Worth Asking
Have you considered that Foxfield operates under two separate homeowners associations — one governing the villas, another covering the carriage homes and ranches — and that fee structures, reserve funding, and maintenance obligations can differ meaningfully between them before you make an offer?
Common Questions
Who developed Foxfield and when was it built?
McKee Builders, a family-owned Delaware Valley builder with over 75 years of operation across PA, DE, and MD, developed Foxfield at Naamans Creek. Construction began in 2004 and the community reached its full count of 520 residences by 2013. McKee Builders is a member of the Home Builders Association of Chester and Delaware Counties.
What home types are available at Foxfield and how large are they?
Foxfield offers three collections. The Villas are condominium units in multi-unit buildings ranging from 1,114 to 1,400 sq ft with 1–2 bedrooms, 2 baths, and a ground-level one-car garage. The Carriages are attached homes from 1,708 to 1,836 sq ft with 1–3 bedrooms, up to 3 baths, and an attached 1- or 2-car garage; some include optional lofts. The Ranches are detached single-family homes from 1,586 to 1,831 sq ft with 2–4 bedrooms, up to 3 baths, and a 2-car garage. Named floor plans include the Armstrong, Booth, Clayton, Ebright, Goodley, Hanby, and Larkin models.
What does the HOA cover at Foxfield and how is governance structured?
Foxfield operates under a dual-HOA structure: one association governs the villas and a second governs the carriage homes and ranches. HOA fees cover common-area maintenance, the fitness center, insurance, outdoor pool access, trash removal, and use of the golf, tennis, pickleball, and bocce facilities. Because fee amounts and inclusions can change, buyers should verify current figures directly with the applicable association 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 Fee Amount — An unverified aggregator page (apollogloballogistics.pl — a scraper site of uncertain provenance) cited $320/month; 55pluscommunitytours.com described fees as ‘low’ without a figure. Fee amount not confirmed by the HOA, public records disclosures, or official public records and is subject to change; omitted from page content per evergreen requirements.
- Approx Homes — Villa Count Discrepancy — 55places.com and the listing data cite 132 villas; alloutparkinglots.com and a BFC training document cite 126 villas. Both sources agree on 233 single homes and 155 carriage homes, yielding either 514 or 520 total. The 520 figure is used as it appears in the most widely cited sources (55places, scottkompa) and matches the builder-era marketing count, but the exact villa count should be confirmed with the HOA.
- Completion Date — 55places.com and scottkompa.com cite 2013 as completion; 55pluscommunitytours.com cites 2014. The 2013 figure is used as it appears in more sources and aligns with the HOA incorporation date (Manta: 2013).
- Garnet Valley School District Assignment — Foxfield is an age-55+ community where most residents do not use local schools; school district assignment is noted as Garnet Valley in public sales data but buyers should verify current boundary assignments directly with the district, as boundaries can change.
School District
Foxfield 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 · alloutparkinglots.com · 55pluscommunitytours.com · websites.philanet.com · livingplaces.com · mckeebuilders.com · topretirements.com · thecyrteam.com · scottkompa.com · business.builderpa.com · manta.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