Garnet Valley School District · Concord Township, Delaware County, PA
The Ridings at Concord
Performance Tier
Exceptional
Median Sold
$780,000
Avg. Appreciation
126%
Avg. $ Gain
$539,000
2025 Sales
2
Limited Activity
Compared to the Garnet Valley district average, The Ridings at Concord is
outperforming by 104%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
The Ridings at Concord is a small residential subdivision of approximately 32 detached single-family homes built circa 2000, accessed from Kirk Road via Woodside Farm Drive in Concord Township, Delaware County. Homes are Colonial-style construction with interior living space documented in the 3,000–4,000 sq ft range and lots at approximately one-half acre, placing the community among the larger-lot, late-1990s build-out that characterizes this portion of the Garnet Valley School District. The subdivision sits in a township bisected by US Route 1, US 202, and US 322 — corridors that connect residents to Philadelphia (approximately 30 miles) and Wilmington (approximately 10 miles) — and within a few miles of the Newlin Grist Mill, a 160-acre working-museum nature preserve operating since 1704 and listed on the National Register of Historic Places.
Specifications
Home Stock
Detached single-family Colonial-style homes, commonly 4 bedrooms and 2.5 baths, with attached garages. One documented listing at 23 Woodside Farm Dr shows 3,332 sq ft on a 0.65-acre lot with Colonial exterior, consistent with the broader pattern.
Location & Access
Subdivision entry is from Kirk Road onto Woodside Farm Drive. Kirk Road connects to Naamans Creek Road (PA Route 491), which runs east-west across the southern portion of Concord Township and terminates at US 202 (Wilmington-West Chester Pike). US Route 1, US 202, and US 322 all converge at the Painters Crossing intersection in the township, providing highway access toward Philadelphia (approximately 30 miles) and Wilmington, Delaware (approximately 10 miles).
Location Anchors
Delaware, PA
39.876, -75.507
What Makes This Distinct
The Ridings HOA has an active civic presence: in December 2024 it formally appeared before the Chadds Ford Township Board of Supervisors to register concerns about the proposed Shoppes at Concord commercial development at Ridge Road and US 202 — a land-use proceeding still active before the Concord Township Planning Commission as of April 2026. Buyers whose quiet-enjoyment calculus depends on the character of the US 202 corridor adjacent to Kirk Road should review the status of that application before closing.
For Buyers & Sellers
If You’re Buying
$780k median price point. historically strong appreciation. limited inventory – be patient.
If You’re Selling
Exceptional appreciation – sellers gained $539k on average. outperforming the district by 104%. properties doubled in value (127% gain). median sale price $780k.
Worth Asking
Have you considered what the approved-but-not-yet-built Shoppes at Concord commercial development at Ridge Road and US 202 would mean for traffic on the roads that connect Kirk Road to the highway — and have you read the Concord Township Planning Commission file before assuming the corridor stays as it is today?
Common Questions
What school buildings do children from The Ridings at Concord attend?
The Ridings at Concord falls within the Garnet Valley School District, which serves all of Concord Township. Under the district’s current grade-band structure, Concord Township students attend Concord Elementary School (K–2, 114 Station Road, Glen Mills) and then Garnet Valley Elementary School (grades 3–5, 559 Smithbridge Road, Glen Mills), followed by Garnet Valley Middle School (grades 6–8) and Garnet Valley High School (grades 9–12). School boundary assignments can change; buyers should verify the current assignment map directly with the district before purchasing.
Is there an HOA in The Ridings at Concord, and what does it govern?
Yes. Public records and municipal proceedings confirm the existence of ‘The Ridings HOA,’ which has appeared as a named party in Concord Township and Chadds Ford Township public meetings. The HOA’s specific dues, covenants, and maintenance scope are not publicly documented in the sources reviewed here. Buyers should request the full declaration of covenants, current dues schedule, reserve fund balance, and any pending special assessments directly from the HOA before making an offer.
What is the active land-use concern near The Ridings at Concord that buyers should know about?
A proposed commercial project called the Shoppes at Concord — a retail center involving conditional-use and land-development approvals for a site along Route 202 at Ridge Road — is under active review by the Concord Township Planning Commission as of April 2026. Original plans described 21 retail pads plus an anchor space of approximately 58,000 sq ft, with Ridge Road potentially widened near the US 202 intersection. The Ridings HOA formally raised concerns about traffic and stormwater impacts at a December 2024 public meeting. The project’s approval authority rests solely with Concord Township. Buyers should review the current status of the application and any associated traffic studies before closing.
Items to Verify with Your Agent
A few specifics on this page are sourced from secondary aggregators or older filings. Confirm before relying:
- Avg Year Built (Appreciation Index) — The 33-year appreciation index reports an average year built of 1964, but all structural evidence (LivingPlaces.com, Redfin listings, legacy hints) places construction circa 1999–2001. A 1964 average likely reflects a data artifact — possibly a single older parcel or a township-level aggregation rather than the subdivision itself. needs_review flagged; do not display 1964 on the page.
- Builder — No single builder was confirmed across sources. One adjacent Redfin listing references Messick Custom Homes for a nearby new-construction enclave, but no source ties Messick or any other builder specifically to The Ridings at Concord. Left null per instructions.
- Hoa Dues And Covenants — The Ridings HOA is confirmed as a named entity in public meeting records, but dues amounts, CC&R document, and reserve fund status are not publicly available in sources reviewed.
- Zip Code Conflict — The input ZIP is 19060 (Garnet Valley), consistent with Redfin listing data for Woodside Farm Dr. LivingPlaces.com lists the subdivision under Boothwyn PA 19061. The 19060 mailing designation appears more consistent with current listing records and is used here; buyers should verify the deliverable ZIP with USPS.
- Approx Homes — The figure of ~32 comes from LivingPlaces.com, which is a secondary aggregator. No plat map, county GIS parcel count, or official township record was available to independently verify the home count. Tier set to ‘estimated.’
- Lot Size — LivingPlaces.com reports median lot slightly over one-half acre. The Redfin listing for 23 Woodside Farm Dr shows 0.65 acres. The legacy hint of 0.7–0.8 acres may apply to select larger lots or may be an overestimate. No single authoritative lot-size distribution was available.
- Most Common Elementary — GVSD uses a grade-band split: Concord Elementary (K–2) then Garnet Valley Elementary (3–5) for Concord Township students. Neither school can be designated ‘most common’ without grade-specific enrollment data. Both are cited in FAQs.
School District
The Ridings at Concord 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 · livingplaces.com · chaddsfordpa.gov · chaddsfordlive.com · en.wikipedia.org · garnetvalleyschools.com · garnetvalley.help.center · homes.com · newlingristmill.org · grokipedia.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