Rose Tree Media School District, Delaware County, PA
Granite Run
Performance Tier
Underperformer
Median Sold
$413,751
Avg. Appreciation
96%
Avg. $ Gain
$106,750
2025 Sales
6
Low Activity
Compared to the Rose Tree Media district average, Granite Run is
underperforming by 61%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
Granite Run is a townhome subdivision in Middletown Township, Delaware County, situated along Granite Drive off West Baltimore Pike (U.S. Route 1). The community was built circa 1990 and consists of attached three-bedroom, 2.5-bath interior-row and end-of-row units with a median interior size of approximately 2,100 sq ft; units do not include basements or garages. Residents are assigned to Glenwood Elementary School within the Rose Tree Media School District, then progress to Springton Lake Middle School and Penncrest High School.
Specifications
Home Stock
Three-bedroom, 2.5-bath attached townhomes built circa 1990. Public records settlement data from the past 180 days confirms the mix skews heavily toward interior-row units, with end-of-row units also present.
Location & Access
West Baltimore Pike (U.S. Route 1) at Granite Drive; Middletown Road (Route 352); Pennell Road. The SEPTA Media/Wawa Regional Rail station at 1490 W. Baltimore Pike opened August 21, 2022 and provides direct service to Center City Philadelphia, approximately a 45-minute ride.
Location Anchors
What Makes This Distinct
The community’s all-time appreciation index, derived from 33 years of resale data, shows sellers have averaged roughly 80–120% returns—approximately doubling their investment—while trailing the broader Rose Tree Media district by a meaningful margin, placing Granite Run in the mid-range price tier but as a district underperformer on relative appreciation.
For Buyers & Sellers
If You’re Buying
Accessible at $414k median. historically strong appreciation. competitive market.
If You’re Selling
Sellers gained $107k on average. trailing the district by 61%. solid 96% return on investment. active market (8 day median). median sale price $414k.
Worth Asking
Have you considered what the active HOA’s specific scope of maintenance covers—and, equally important, what it does not cover—before assuming exterior upkeep costs are fully absorbed by monthly assessments?
Common Questions
What schools serve Granite Run in the Rose Tree Media School District?
Students assigned to Granite Run attend Glenwood Elementary School (K–5) in Middletown Township, Springton Lake Middle School (grades 6–8), and Penncrest High School (grades 9–12), which the district describes as consistently recognized for academic excellence and offers AP, dual-enrollment, and career and technical education programs.
How do Granite Run residents commute to Philadelphia?
The SEPTA Media/Wawa Regional Rail station opened August 21, 2022 at 1490 W. Baltimore Pike in Middletown Township—adjacent to the Granite Run area along Route 1—and provides direct regional rail service to Center City Philadelphia in approximately 45 minutes. SEPTA bus routes 111 and 114 also serve the station. West Baltimore Pike (U.S. Route 1) and Interstate 476 are the primary highway connections.
Is Granite Run a 55+ community, and what is the HOA’s role?
Granite Run is not a 55+ community. Public sales data confirms an active HOA is in place, which is standard for attached townhome subdivisions of this era in Delaware County. The specific HOA name, fee schedule, and precise scope of maintenance obligations have not been independently verified; prospective buyers should request the current HOA documents, budget, reserve study, and resale certificate 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 Name — No verified HOA name for the Granite Run townhome subdivision in Middletown Township was found in any publicly accessible source. The HOA is confirmed active via public sales data but the legal association name is unverified.
- Approx Homes — No source provides a verified unit count for the Granite Run townhome subdivision. LivingPlaces.com lists structural facts but does not state total unit count.
- Builder — No builder name for the Granite Run subdivision was found in any publicly accessible source. LivingPlaces lists ‘circa 1990’ but no builder is named.
- Shared Name Sibling — The ‘Granite Run’ name is shared by at least three distinct properties in the same ZIP code: the townhome subdivision (subject of this page), the Promenade at Granite Run mixed-use retail/apartment development, and 50 at Granite Run rental apartments. Search results heavily surface the apartment and retail properties, making SEO disambiguation a material concern.
- Avg Year Built — Public records structural data lists average year built as 1987; LivingPlaces.com states ‘circa 1990’. These are close enough to be consistent—both reflect a late-1980s to early-1990s construction era—and neither appears anomalous. No flag required, but a minor discrepancy exists between sources.
- Hoa Fee And Scope — Specific HOA assessment amount and scope of maintenance (e.g., lawn care, snow removal, exterior insurance, roof) are not publicly documented for this subdivision. Buyers should obtain HOA documents and a reserve study before contracting.
School District
Granite Run is served by the Rose Tree Media School District. Buyers should verify current school assignments directly with the district.
View Rose Tree Media School District Information
Sources Consulted
Public deed records · Delaware County Recorder · livingplaces.com · schusterlaw.com · en.wikipedia.org · rtmsd.org · whyy.org
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