$604,252Average Value$318Average Price per Sq Ft9Homes For Sale
Affluent commuter town developing a strong economy of its own
Paoli sits on the west side of the Main Line, a social region of suburbs extending northwest from Philadelphia. Named after a Pennsylvania rail line that once rolled through the area, the Main Line attracted old money families looking for a place for large country homes and later urbanites looking to live in the suburbs. But today, Paoli has built a reputation for itself as more than just a bedroom community. “We have a healthy economy and some of the largest software companies in the country nearby like Vanguard,” says Dana Zdancewicz, Realtor with Berkshire Hathaway. “Often, a lot of people do a ‘reverse commute’ where they live in Philadelphia and come over here for work. What I’m finding is a lot of them want to live out here now to lessen their commute.” It’s still very convenient for residents to commute from the neighborhood, too. “Paoli has a great location in terms of infrastructure, the SEPTA rail station and major highways like U.S. Route 202 and the Pennsylvania Turnpike,” says Bill McGarrigle, Realtor with Re/Max and leader of the McGarrigle Team who lives in nearby Malvern. “And the lack of inventory has been keeping home prices steady.”
Paoli is a Philadelphia suburb in the prestigious Main Line region.
Paoli locals line up to start their day off right at Malvern Buttery.
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A strong economy and schools keep home values high
Paoli’s single-family homes follow a mix of Colonial Revival, ranch-style and split-level designs. Some ranchers are L-shaped, with their garages sitting perpendicular to the street to allow for a larger driveway. Homes sit on quarter-acre lots shaded by mature trees, and streets are wide enough to accommodate parking. Prices typically run from $350,000 up to $1 million. New Traditional homes, particularly those along Hawthorne Place, occupy the high end of this spectrum. “The real estate market tends to be very strong here because of the schools and the economy,” Zdancewicz says, noting that values stay steady. Paoli also has some semi-attached homes along West Central Avenue and a few townhouse communities branching off Darby Road. Prices typically run from $300,000 to $700,000, with end units and three-story builds occupying the higher end of this spectrum. Condo units at Paoli Pointe on the east edge of the neighborhood sell roughly between $330,000 and $410,000.
The core of Paoli's single family homes consist of split level homes.
Condos in Paoli offer local amenities and close access to parks and recreation.
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The highly rated Great Valley School District
Paoli is split between the Great Valley School District on the west and the Tredyffrin-Easttown School District on the east. General Wayne Elementary and Great Valley Middle earn A-minuses from Niche, while Great Valley High scores an A-plus. The school has partnered with the Desmond Hotel to offer a course for students interested in the hospitality and services industry. As part of the class, students get to organize and execute a banquet for the school community. Niche awards Conestoga Senior High in the Tredyffrin-Easttown district an A-plus and ranks the public high as the second best in Pennsylvania.
Great Valley High School in Malvern serves 1,367 students in grades 9-12.
Valley Forge Middle School serves 1156 students in Wayne, PA.
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Scouts maintain Airdrie Forest Preserve
Airdrie Forest Preserve provides forested 3 miles of walking trails on the neighborhood’s north side. The 75-acre preserve is split along North Valley Road into an east half and a west half and a haven for pileated woodpeckers, great horned owls and other species. “The local boy scouts help nurture the trails and do work there,” Zdancewicz adds. The Upper Main Line YMCA is to the southeast of Paoli and features tennis and pickleball courts, a pool, exercise room and more, along with programming such as summer camps. But what makes the YMCA really stand out is the Cassatt Mansion, located on the facility’s grounds. The French Renaissance style manor was completed in 1908 for investment banker J. Gardner Cassatt and bought in the 1960s by the YMCA, which continues to preserve the estate. The Waynesborough Country Club offers another blend of recreation and history, an 18-hole championship golf course with the former home of Revolutionary War general Anthony Wayne just up the street. The private club also offers racket ball courts, a swimming pool and a dining area and turns their driving range into a trap range each hunting season. Valley Forge National Historical Park is only 5 miles north of Paoli, a 3,500-acre site with walking and driving tours which pass by monuments and historic buildings and a museum.
Commuting on the Main Line or highways like Interstate 76
The Paoli station sits on the east side of the neighborhood. The Keystone Service and Pennsylvanian Amtrak lines pass through, both of which make stops as far as Harrisburg and New York City. The station is also served by the Paoli/Thorndale Line, also called the Main Line like the historic rail line, a commuter rail which has been in operation in some form since the 1910s. The line runs to Philadelphia’s Center City. Alternatively, locals can take Interstate 76 to get downtown, a 25-mile commute in sum. Philadelphia International Airport is a 20-mile drive south, and Paoli Hospital is on the west side of the neighborhood.
Local shops and restaurants and the huge King of Prussia mall
Several eateries line East Lancaster Avenue. TJ’s Restaurant and Drinkery serves up pub fare and craft beers and invites patrons to play bingo and trivia on select evenings. Trattoria San Nicola is popular for their traditional Italian meals, dishes ranging from tortellini to grilled lamb, with cannoli and tiramisu for dessert. Restaurant Alba invites patrons to enjoy lamb, duck and other high-end meals. “People come from the east, like Devon and Wayne, just to eat there,” McGarrigle says. “They have outdoor eating and a bar, and the dining room opens to the kitchen, so you can see people cooking on the wood-fired grill.” For shopping, there’s an Acme supermarket on the southeast corner of the neighborhood. Target, Aldi and other stores are located by the Uptown Worthington shopping center 2 miles west of Paoli. Residents are only a 6-mile drive from King of Prussia, an upscale shopping mall. At nearly 3 million square feet, the mall is home to over 450 retailers and restaurants and is the largest mall in Pennsylvania.
Go for a walk and peruse the stores at King of Prussia Mall, a quick drive from Paoli.
Dine inside in a booth, at the bar, or a hightop in Paoli at TJ's Restaurant and Drinkery.
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Malvern’s Memorial Day Parade is among the nation’s oldest
Neighboring Malvern is a hotbed of special events. The town holds one of the longest continuous Memorial Day parades in country, running annually since about 1869. Christmas on King invites locals to enjoy an afternoon of holiday fun on King Street in early December. Highlights of the festival include food trucks, ice sculpting performances, live music and a visit from Santa Claus, the Grinch and the elves.
Written By
Alexander Breuhan
Photography Contributed By
Jay Ratchford
Video By
Gabriel Miller
Interested in learning more about homes in this area?
Reach out to
Alina Xie,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Paoli, PA sell after 15 days on the market compared to the national average of 52 days. The median sale price for homes in Paoli, PA over the last 12 months is $547,500, up 7% from the median home sale price over the previous 12 months.
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