About This Tool
The Market Intelligence Tool provides real appreciation data for 2,318 neighborhoods across Chester, Delaware, and Montgomery counties (PA) plus New Castle County (DE). Unlike estimates from algorithms, this data comes from matching 6,803 actual 2025 sales to their original purchase prices using 33 years of public deed/recorder history.
Understanding the Metrics
💰 Appreciation
Avg Gain: Dollar gain per sale. % Return: Percentage gain (100% = doubled). vs District: How the neighborhood compares to its school district average.
🏆 Performance Tiers
Exceptional (+30% vs district) through Underperformer (-25% vs district). Based on appreciation compared to the school district average.
💵 Price Tiers
Entry-Level (under $400K median) • Mid-Range ($400K-$750K) • Premium ($750K+)
⚡ Value Play
Newer neighborhoods (built 1999+) with under 70% returns. May offer upside potential as communities mature.
Frequently Asked Questions
What is the Market Intelligence Tool?
The Market Intelligence Tool is a free, interactive database of 2,318 neighborhoods across Chester, Delaware, Montgomery (PA) and New Castle (DE) counties. It shows real appreciation data from 6,803 home sales in 2025, including average gains, percentage returns, and performance comparisons.
How is home appreciation calculated?
We matched each 2025 sale to its original purchase price using 33 years of public deed/recorder history. The appreciation shown is the actual dollar gain between purchase price and sale price — not an estimate or algorithm.
What does "vs District" mean?
The "vs District" percentage shows how a neighborhood's average appreciation compares to its school district average. A positive percentage means the neighborhood outperformed the district; negative means it underperformed.
What is a Value Play neighborhood?
Value Play neighborhoods are newer developments (built 1999 or later) that haven't yet seen the same appreciation as established areas — typically under 70% returns. These may offer upside potential as the neighborhoods mature.
What does Data Limited mean?
Data Limited means we couldn't match 2025 sales to original purchase prices for that neighborhood. This can happen with new construction, estate sales, or properties that haven't changed hands in our 33-year dataset. Price and sales count are still shown.
How many neighborhoods are in the database?
The Market Intelligence Tool includes 2,318 neighborhoods across 25 school districts in Chester County, Delaware County, and Montgomery County (PA) plus New Castle County (DE). Of these, 1,844 have full appreciation data.
How often is the data updated?
The data reflects recorded transactions through 2025. Updates are made annually as new sales data becomes available.
Data source: Public deed records. Analysis by Vincent Cyr, The Cyr Team at REAL Broker LLC. This tool analyzes 6,803 residential sales in 2025 matched to original purchase prices across 25 school districts.
