$725,877Average Value$237Average Price per Sq Ft9Homes For Sale
Population has exploded since the 70s
Located 36 miles west of Philadelphia, Upper Uwchlan is a thriving community that has grown steadily since the 1970s. In fact, the population in the 70s was about 1,000 residents — as of 2020, the community had grown to include 12,275 people. The neighborhood is north of the Uwchlan community and residents embrace the area’s rich history. The West Vincent Highlands Historic District, Wheelen House, Larkin Covered Bridge, and Byers Station Historic District are all included on the National Register of Historic Places. The community’s centerpiece, Eagle Tavern, dates back to 1702 and was once a hangout for outlaws. The tavern still operates today and was renamed Bloom Southern Kitchen in 2020.
The area’s proximity to the Main Line, the western suburbs, Center City, West Chester and King of Prussia, Pa., helps attract residents who don’t want to live in the more expensive communities. “It is a cute, unique community,” says Peggy Julicher, a Realtor with BHHS Fox & Roach-Malvern who has sold homes in the area for 32 years. She adds that Upper Uwchlan has a “live, work and play” vibe.
Upper Uwchlan residents get to enjoy conveniences of nearby towns while also living in nature.
Fisherman try their luck along the banks of Marsh Creek Lake.
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Homes can cost up to $1.1 million
Homes in the area cost between $378,000 to $1.1 million. Most of the housing stock consists of single-family homes and townhouses. According to Anna Abbatemarco of eXp Realty, parts of the area have a cookie-cutter appearance. An attached townhouse typically costs between $340,000 and $422,000, while a single-family, detached home might vary between $590,000 and $1.2 million. Home sizes average 3,020 square feet and the average lot is 32,670 square feet. Homes and lots here are slightly larger than homes in Uwchlan and Abbatemarco says Upper Uwchlan has newer structures. Many were built over the past few decades. “The neighborhood is one of the best-kept secrets,” she says. If the population growth continues, it's safe to say that the secret is out.
Homes can range up to over a million dollars in Upper Uwchlan.
Homeowners in Upper Uwchlan take pride in their homes with manicured landscaping.
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Diverse eating options
Local dining provides plenty of options. There are chain restaurants like Olive Garden, Bonefish Grille and Cracker Barrel, and local eateries like Ron’s Original Bar & Grille, Bloom Southern Kitchen & Pasta and The Stables Kitchen & Beer Garden. Local grocery shopping can be done at ACME Markets on Simpson Drive. Retail shopping requires a 20-mile trip to King of Prussia, which has several outlets and stores as well as one of New Jersey's largest indoor malls.
The Stables Kitchen & Beer Garden is a local favorite for an outdoor dining experience.
Bloom's Southern Kitchen has been renovated from the historic Eagle Tavern in Upper Uwchlan.
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Great scores for local schools
Students in the community can start their educations at Shamona Creek Elementary School. Local kids may then attend Lionville Middle School before moving on to Downingtown High School East. Niche has given the district and all three schools an A rating. The school district emphasizes the need to encourage a persistent, long-term dedication to advancement and change that values multiculturalism and diversity. West Chester University is one of the five nearby colleges and universities.
Downingtown High School East serves roughly 1,700 students from the surrounding area.
Springton Manor Elementary School has scored an overall A rating from Niche.
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Year-round outdoor fun
Marsh Creek State Park, open year-round, is a hotbed for outdoor activities. The park is 1,800 acres where guests can launch their boats and spend the day sailing and fishing on the 535-acre Marsh Creek Lake or go mushroom hunting and hiking on the trails. There is also a seasonal pool at the park. Another local park, Andrew Evans Park, is a 13-acre green space complete with trails, sports fields and a picnic area with a gazebo. For those who like to multi-task, the Chester Valley Trail conveniently accesses local shopping centers. Upland Farm Park hosts a farmers market every Thursday year-round and the Music in the Park series every Tuesday in the summer months.
Kayak with your best friend around the lake at Marsh Creek State Park.
Watch the sun go down along the coast of the Marsh Creek Lake in Marsh Creek State Park.
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Multiple commuting options
There are two SEPTA bus stations in the neighborhood. Those who want to access points beyond via subway must travel to nearby Uwchlan, which has stations at Downingtown and Whitford. Those who prefer to commute via car can expect a one-hour drive to Philadelphia on Interstate 76 East. Uwchlan is a car-dependent area but is bikeable in certain areas. “There’s plenty of access,” says Abbatemarco.
Upper Uwchlan residents can get around with ease on I-76.
Upper Uwchlan has SEPTA bus stops that can take travellers to surrounding areas.
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Written By
Robb Crocker
Photography Contributed By
Conner Baker
Video By
Jacob Cooperman
Interested in learning more about homes in this area?
Reach out to
Melanie Hughes,
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 Upper Uwchlan, PA sell after 37 days on the market compared to the national average of 49 days. The median sale price for homes in Upper Uwchlan, PA over the last 12 months is $649,995, up 3% from the median home sale price over the previous 12 months.
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