$839,154Average Value$254Average Price per Sq Ft3Homes For Sale
Spread-out homes and pockets of farmland
A bucolic landscape sprawls in the Pocopson neighborhood in southeastern Pennsylvania, situated about 40 miles west of Philadelphia. According to the township’s website, about one-third of the entire neighborhood’s acreage is protected space, meaning residents have no shortage of outdoor space in which to move around. “It’s known for its farms and open areas,” says Pat Harvey, a top sales agent at Re/Max Town & Country. “There are some suburban neighborhood streets. You’ll find more farmland, but it’s also close to shopping.”
Despite the seeming remoteness of Pocopson, residents are able to find a balance between a rural living atmosphere and nearness to some of the larger townships surrounding it. “Pocopson Township is more rural, but from a real estate perspective it’s also one of the most sought-after townships,” says Alison Maguire, the co-owner of the Moore Maguire Real Estate Group of Keller Williams Realty, “because of its proximity to West Chester, Route 1, Chadds Ford and 202.” The neighborhood is located less than 10 miles to Chadds Ford, West Chester and Kennett Square, all of which residents head to when they want to find a variety of dining and shopping options.
Housing variety amid farmland
A diverse array of architectural styles make up Pocopson, with its residential pockets situated amid the rural landscape. “People wanting to live there want open space near them. It’s definitely not densely-populated. It definitely has areas of high-end homes and land.” Some single-family homes have an acre or more of land, and prices typically span anywhere from $500,000 to $1 million or well into the million-dollar range. “It’s two different types,” Maguire says. “There are modern homes, but there are larger tracts that may have farms or older homes, as well. It’s a little bit more of a mix here. The price range is going to be high, but probably not as high as Newlin.”
Potential buyers can find options ranging from split-levels for around $600,000 to colonials in the $800,000 range, or even custom and contemporary styles for $1 million or more. Other styles include Cape Cods and ranch-style homes. “It’s definitely more rural,” Harvey says. “It’s definitely a majority of single-family homes. Most average $900,000 or so when it comes to the farm grounds. Depending on the ground, it can be pretty high up.” Pocopson has a CAP crime score of 1 out of 10, significantly lower than the national average of 4.
Colonial homes set on large properties can be found tucked away in Pocopson.
Ranch homes in Pocopson typically sit far back off of the road, offering lots of privacy.
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Recreation on the Brandywine Creek or terra firma
Pocopson Park sits close to the neighborhood center and offers climbing equipment, a playground and nearby sports fields for visitors. Locals can play a pickup game of baseball on the diamond, shoot hoops on the basketball courts or exchange volleys at the tennis courts. The Northbrook Canoe Co. has sat in northwestern Pocopson for nearly 50 years. Situated on the west branch of the Brandywine Creek, the business offers canoe, kayak or tube trips down the tributary’s waters. “The recreational scene is a big draw,” Harvey says. “The Brandywine Creek goes through Pocopson. A lot of people will rent a canoe and do that whole scene.”
With much of the township being protected land, residents still have nearby opportunities to get outside. Across the Brandywine on the east side, Shaw’s Bridge Park spans nearly 40 acres and offers wandering trails and fishing spots, while golfers can hit the links at the Radley Run Country Club. Delacey Sports Complex has multiple soccer fields. In northern Pocopson, “Castle Bam” is the home of famed skateboarder Bam Margera and a celebrity landmark of the area.
Get your steps in on the walking path that weaves through Pocopson Park.
The Pennsbury Bark Park is a favorite of four-legged Chadds Ford residents.
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Restaurants and stores in West Chester and Chadds Ford
Restaurants and stores are few and far between in Pocopson. Locals can grab a slice or full pie at Lenape Pizza, while the Northbrook Marketplace offers a deli, bakery and even catering to customers. More often than not, residents head into West Chester. “People shop in West Chester and Chadds Ford,” Harvey says. “Kennett Square is trying to build itself up.” The Four Dogs Tavern, less than 6 miles north in Marshallton, is a local staple.
Residents headed to dinner often make West Chester their destination. “If you live in Pocopson, most likely you’re going to West Chester for dinner,” Harvey says. “Pietro’s Prime is an old, very-well-known, family-operated steakhouse. It’s the original steakhouse of West Chester. You have to come into West Chester for everything.” In Chadds Ford, Hank’s Place is a historic, local outlet in the midst of a rebuild. “You have the resurgence of Hank’s Place, which was taken out in the flood when the Brandywine overflowed,” Harvey says. “Hank’s is now being featured to open in the next month or so. It’s beautiful.”
On the east side of Pocopson, the Brandywine Ace Pet & Farm is the area’s most popular stop for general needs. “The local shop in Pocopson is an Ace Hardware,” Harvey says. “It’s not your normal Ace Hardware, though – it’s got just about everything.” Residents head there for pet needs, hardware, gardening care and more. A GIANT store fulfills grocery lists about 5 miles north.
Pocopson locals head to Lenape Pizza for their favorite slices during lunch.
For small boutique shopping, residents of Pocopson can head to nearby West Chester.
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Niche awards all three schools A ratings
Students in the neighborhood often begin their education at Pocopson Elementary School, which receives an A grade from Niche and is part of the Unionville-Chadds Ford School District. After graduating fifth grade there, enrollment typically heads west into Kennett Square for the district’s only middle and high schools. Charles F. Patton Middle School gets an A as well, and the nearby Unionville High School also receives an A from Niche. The school is highly regarded for its college preparation courses.
Pocopson Elementary School excels in academics with an A rating on Niche.
Unionville High School receives an overall A+ grade from noche.com.
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Getting around via state routes
Residents have a drive of about 6 miles into the heart of West Chester. “You have the access of being very close to getting into West Chester, getting onto 202 or getting on Route 1 to Philadelphia for work,” Maguire says. “People commute more into the Main Line area if they’re going to work.” Routes 52 and 842 are the only major roads that run through the Pocopson community. 842 spans the northern portion of the neighborhood and links West Chester with Marlborough, while 52 runs from West Chester south to the Delaware state line. As for more prominent roads, Pocopson sits 2 miles north of Route 1 and 3 miles west of Route 2. Wilmington is about 15 miles south, and Philadelphia is around 35 miles east.
Historical roots showcased by local landmarks
The area, like much of southeastern Pennsylvania, is also rooted in history. In Kennett Square, the property on which the present-day Longwood Gardens has a history traced back to the Lenape tribes that hunted on it before it took its current form. “It’s the du Pont estate,” Maguire says, adding that garden is an international draw. “That was their homestead, and there are fountains, huge greenhouses and an Italian water garden. For people that are interested in plants, they have a giant conservatory they just added on. It’s super, super popular.” Spanning over 1,000 acres, visitors can tour the agriculture, historic Peirce-du Pont House and more. Other landmarks in the area include the Brandywine Conservancy and Museum of Art, which sits off Route 1 and offers exhibits, trails and more.
The Locust Grove Schoolhouse has been standing in Pocopson since 1870.
Enter the main Conservatory and into a world unknown at Longwood Gardens.
What a unique and wonderful property to call your own! This ranch home has some really great options for hobbies or a business. First the home... walk up to the wonderful screened in porch where you can spend your morning and evening in peace and quiet! Listen to nature all around you as the 21-acre Pocopson Township Park is across the street and the 82-acres BVA is a few hundred feet away!
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Average Home Value
Source: Public RecordsDisclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
