Coatesville Area School District, Chester County, PA
The Woods At Rock Raymond
Performance Tier
Average
Median Sold
$490,000
Avg. Appreciation
39%
Avg. $ Gain
$137,500
2025 Sales
7
Low Activity
★ Value Play
Compared to the Coatesville Area district average, The Woods At Rock Raymond is
underperforming by 5%.
Based on 33 years of public sales records across 2418 neighborhoods in 4 counties.
About
The Woods at Rock Raymond is an age-restricted (55+) townhome community of approximately 120 units in Caln Township, Chester County, mailing to Downingtown 19335. Construction began with Weaver Homes, which built six named floor plans featuring stone-and-stucco facades, nine-foot first-floor ceilings, gas fireplaces, and first-floor primary suites; after Weaver Homes ceased construction in summer 2011, Janiec Developers and DK Builder LLC completed the build-out. The active HOA contracts a professional management company to handle landscaping, lawn care, snow removal, and exterior building maintenance — obligations that fall entirely outside individual homeowner responsibility. On-site amenities include a community center, swimming pool, tennis courts, and walking paths through adjacent wooded areas, with Ingleside Golf Club (a Caln Township-owned public course at 104 Horseshoe Drive, Thorndale) and the SEPTA Paoli/Thorndale Line’s Downingtown and Thorndale stations accessible nearby.
Specifications
Home Stock
Two- and three-story attached townhomes with Old World stone and stucco fronts, brick accents, and stamped concrete entry walks. Standard features include nine-foot first-floor ceilings, hardwood entry foyers, gas fireplaces in great rooms, first-floor primary bedroom suites, full eight-foot basements, and one- or two-car garages. Weaver Homes offered six named floor plans: Bayberry, Chestnut, Hawthorne, Hemlock, Poplar, and Sycamore. Maintenance-free exterior siding is standard.
Location & Access
Primary access via Rock Raymond Road; US Route 30 (Lincoln Highway) Business corridor and the Route 30 Bypass are within Caln Township. The SEPTA Paoli/Thorndale Line serves both Downingtown Station and Thorndale Station, connecting residents to Center City Philadelphia on weekday schedules.
Location Anchors
What Makes This Distinct
Because this is an age-restricted community under the federal Housing for Older Persons Act, at least 80 percent of occupied units must house at least one resident who is 55 or older — a legal floor that directly constrains the resale buyer pool to qualified purchasers and can affect days-on-market relative to unrestricted communities in the same ZIP code.
For Buyers & Sellers
If You’re Buying
Accessible at $490k median.
If You’re Selling
Sellers gained $138k on average. median sale price $490k.
Worth Asking
Have you considered what happens to your exit timeline if the buyer pool is limited by the community’s age-restriction rules — specifically, that at least one occupant per unit must be 55 or older in at least 80 percent of occupied homes — and whether the HOA’s verification process adds days or contingencies to a typical resale contract?
Common Questions
What township and school district govern The Woods at Rock Raymond?
The community sits in Caln Township, Chester County, Pennsylvania. It falls within the Coatesville Area School District (CASD), which serves Caln Township along with the City of Coatesville, several surrounding boroughs, and other Chester County townships. The geographically assigned elementary school for Caln Township is Caln Elementary School, located in Thorndale on Lincoln Highway. Because this is a 55+ age-restricted community, school district assignment is primarily relevant for resale buyers with children who plan to occupy the home as non-primary residents or for any non-age-restricted unit configurations that may exist.
What does the HOA cover at The Woods at Rock Raymond, and what is the community type?
The Woods at Rock Raymond operates as a 55+ age-restricted active adult community with an active HOA. The HOA contracts a professional management company that handles landscaping, lawn maintenance, snow removal, and exterior building maintenance on behalf of all unit owners. Residents are responsible for interior maintenance. The community’s shared amenities — swimming pool, tennis courts, community center, and walking paths — are maintained under the HOA umbrella. Prospective buyers should request the current HOA budget, reserve fund study, and declaration documents to verify fee levels and any pending assessments before making an offer.
Who built The Woods at Rock Raymond, and when were the homes constructed?
Weaver Homes served as the original builder and offered six floor plan models — Bayberry, Chestnut, Hawthorne, Hemlock, Poplar, and Sycamore — with construction underway from the mid-2000s. In summer 2011, Weaver Homes ceased building activity at the site; Janiec Developers and DK Builder LLC then continued and completed the development. Homes at The Woods at Rock Raymond were built between approximately 2005 and 2017, giving the community a predominantly Early 21st Century construction profile. Buyers should confirm the specific year built for any unit under consideration, as finish standards and floor plan availability varied between the two build phases.
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 formal legal HOA entity name (e.g., ‘The Woods at Rock Raymond Homeowners Association’) was confirmed in any searched source. The HOA’s existence is confirmed by public sales data and the fact that a professional management company handles exterior maintenance, but the registered HOA name was not found in public records reviewed.
- Interior Sqft Range Text — Two sources conflict: 55places.com and activeadultliving.com report 1,465–2,181 sq ft; livingplaces.com reports 1,900–2,400 sq ft. The discrepancy likely reflects original Weaver Homes plan sizes versus the larger units completed by Janiec/DK Builder after 2011, or measurement methodology differences. Both ranges are noted; buyers should verify individual unit square footage from tax records or listing disclosures.
- Builder — The ‘Weaver Homes’ that built this Chester County community in the mid-2000s does not appear to be the same entity as the current Pittsburgh-area Weaver Homes (Butler/Beaver/Allegheny Counties). No independent corporate registration or Chester County permit record was found to confirm whether the Chester County Weaver Homes was a separate entity, a franchise arrangement, or a predecessor company. Cyr Team should verify against Chester County Recorder of Deeds or township building permits.
- Approx Homes — Multiple sources cite ‘approximately 120’ units but this figure is not independently verified against Chester County tax parcel data or a recorded subdivision plat. Hellocondo.com, which may draw from different data, cited only 17 units — a figure that appears to reflect an incomplete data pull and was disregarded as an outlier.
- Hoa Fee — No verified current monthly or annual HOA fee was found. Hellocondo.com cited $9 average HOA fee, which is implausibly low for a community with a pool, tennis courts, and full exterior maintenance contract; this figure was disregarded as unreliable.
- Most Common Elementary — Input data left this field blank. Based on Caln Township’s location within CASD, Caln Elementary School in Thorndale is the geographically logical assignment, but this was not confirmed via a formal school boundary map. Boundary changes should be verified at casdschools.org.
- Township — The input data left township blank. Livingplaces.com confirms the community is in Caln Township. This has been populated accordingly and flagged for review.
School District
The Woods At Rock Raymond is served by the Coatesville Area School District. Buyers should verify current school assignments directly with the district.
View Coatesville Area School District Information
Sources Consulted
Public deed records · Chester County Recorder · livingplaces.com · activeadultliving.com · 55places.com · topretirements.com · en.wikipedia.org · inglesidegolfclub.com · homelight.com · 55communityguide.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