Rose Tree Media School District, Delaware County, PA
High Meadow
Performance Tier
Underperformer
Median Sold
$600,000
Avg. Appreciation
23%
Avg. $ Gain
$81,250
2025 Sales
5
Low Activity
Compared to the Rose Tree Media district average, High Meadow is
underperforming by 70%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
High Meadow is a detached single-family subdivision of approximately 194 homes in Middletown Township, Delaware County, built primarily in the mid-to-late 1950s on lots of roughly two-fifths of an acre each. The development is entered from South New Middletown Road (Route 352) via High Meadow Drive and contains an internal green space, High Meadow Park. No homeowners association has been identified in public records or public sources, meaning maintenance obligations run with individual owners rather than a collective governing body.
Specifications
Home Stock
The subdivision contains a mix of two-story colonials, ranchers, and cape cods, all detached single-family construction. Homes generally carry 3–4 bedrooms, 1.5–2 baths, and full basements; some lots include attached or detached garages. Construction is frame and masonry with brick and siding exteriors.
Location & Access
Primary access is from South New Middletown Road (Route 352 / Edgmont Road) via High Meadow Drive. The subdivision is proximate to US Route 1 and Interstate 476 (the Blue Route), providing regional highway access north toward Philadelphia and south toward Delaware. Two SEPTA Media/Wawa Regional Rail stations are within approximately three miles.
Location Anchors
What Makes This Distinct
High Meadow’s long-run appreciation has trailed the Rose Tree Media school district median by a material margin, which may reflect the mid-century stock’s original square footage relative to newer construction in the district — a factor worth examining when modeling resale timelines against comparable districts.
For Buyers & Sellers
If You’re Buying
$600k median price point. competitive market.
If You’re Selling
Sellers gained $81k on average. trailing the district by 70%. active market (10 day median). median sale price $600k.
Worth Asking
Have you considered what the absence of an HOA means for High Meadow — specifically, that there is no shared reserve fund to maintain common infrastructure, and that condition and upkeep of neighboring properties is governed only by township ordinance rather than deed restrictions?
Common Questions
What schools serve High Meadow?
Students in High Meadow attend the Rose Tree Media School District. The assigned elementary school is Indian Lane Elementary, located at 309 S. Old Middletown Road in Middletown Township. Middle school is Springton Lake, and high school is Penncrest. Indian Lane has been recognized by the U.S. Department of Education as a School of Excellence and is ranked among the top public elementary schools in Pennsylvania by Niche.
Is there an HOA in High Meadow?
No homeowners association has been identified for High Meadow through public records or public sources. The subdivision does contain an internal green space called High Meadow Park, but no formal HOA governing body, dues structure, or recorded deed restrictions have been documented in available sources. Buyers should confirm this with a title search prior to purchase.
How do residents commute from High Meadow?
High Meadow’s position just off Route 352 in Middletown Township gives direct access to US Route 1 and I-476 for car commuters traveling to Philadelphia or Wilmington. For regional rail, the SEPTA Media/Wawa Line serves two stations within approximately three miles of the subdivision. SEPTA Bus Routes 111 and 114 connect to Wawa Station, which opened in August 2022 and added the first rail service to western Middletown Township since 1986.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Builder — No single builder has been identified in any source. The mid-1950s development pattern in Middletown Township is consistent with organic tract development by multiple small builders, but no named developer has been documented for High Meadow specifically.
- Hoa Name — No HOA name, recorded deed restrictions, or governing documents have been found in public records or public searches. The internal park (High Meadow Park) does not appear to be governed by a formal association. A title search is the definitive verification method.
- Approx Homes — The 194-home figure comes from a single ActiveRain blog post (real estate practitioner commentary), not from a recorded plat, township document, or tax parcel count. Treat as estimated until confirmed against Delaware County parcel data.
- Interior Sqft Range Text — Square footage data is drawn from individual public records (1,244–1,744 sq ft range documented) and the neighborhoods.com aggregate (1,002–1,788 sq ft). No comprehensive assessor dataset was accessed; the range is consistent across sources but not exhaustively verified.
- Lot Character Text — The High Meadow Park internal open space is referenced in the ActiveRain post but its ownership, maintenance responsibility, and acreage are not documented in any available public source.
School District
High Meadow 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 · activerain.com · coldwellbankerhomes.com · homes.com · iles.rtmsd.org · niche.com · rtmsd.org · en.wikipedia.org · phillyvoice.com · mottolagroup.com · linvilla.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