$237,430Average Value$271Average Price per Sq Ft1Home For Sale
Resilience is a way of life in West Franklin, despite setbacks
The West Franklin Township, a part of Armstrong County, is 40 miles from Pittsburgh, but the community is no Steel City. Unlike Pittsburgh’s towering skyscrapers and industrial hubs, West Franklin’s pastoral features include lush greenery, rolling green hills and well-manicured green spaces. The area’s past, much like many communities in Western Pennsylvania, is tied to the mining industry; in particular, limestone. The last of the community’s mines closed in the 1950s, leaving a swath of abandoned and empty shafts. The end of mining also meant the slow demise of Yellow Dog Village, a former industrial community on West Franklin’s south side that was created for miners. With 19 dilapidated duplexes and single-family homes along with a large manager’s residence and a boarding house, a smattering of homes were occupied until 2010 as the water was shut off to the area and many of the abandoned homes were in a state of blight. Currently, an investor has taken over the properties and has plans to revitalize the ghost town. If the future of Yellow Dog Village is anything like surrounding West Franklin Township, folks will plan to remain there for a long time. “There’s not a lot of turnover in the area,” says Loretta Jack of Realty One Group Landmark and a West Franklin resident. “Most people are planted here.” She goes on to explain that the two most recent new neighbors came to the area 5 and 15 years ago. “Twenty-five plus years in these homes are common,” she adds.
More rural homes often lie adjacent to farms in West Franklin Township.
West Franklin Township handyman's head to Worthington Hardware Store for all their needs.
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Older homes are well-maintained
Consisting of single-family homes, midcentury ranch-style houses and bungalows that Jack says are well-maintained, price points in the area are between $37,000 and $392,000. Most of the homes are anywhere between 50 and 100 years old and no new construction has entered the area since. Jack attributes affordability and low crime in the two-stop light town as a couple of the most tempting reasons to relocate to the area. The CAP Index crime score is 1 out of 10, the lowest possible score. The median lots are nearly half an acre for the homes that average 1,375 square feet. And, just because the mines are closed, doesn’t mean there’s no commerce in the area; nearly 72% of the area’s properties are commercial structures, like PennDOT Armstrong County Maintenance, Baker Gas, Inc., Allegheny Mineral Corporation - Worthington and M&M Lime. Small-town appeal is another factor for residents. “Worthington is definitely a small town,” says Greg Reed, owner of Worthington Hardware and Supply, which has been family-owned since it opened in 1949. “Been in this town my whole life. You know the songs that talk about Main Street, USA? That’s how it is here. Everyone knows everyone, pretty much. I like the quiet, and there’s nature everywhere. It’s safe here. Folks can leave their doors unlocked.” Adds Jack, “Nobody even knows we exist. It’s a hidden little gem. The community is overlooked and people like that. (For residents) there’s a feel of country knowing that conveniences are a 5-minute drive. You get peace, comfort and sanctity here.” Residents get a chance to mingle at several organized events by the Worthington-West Franklin VFD. These outings include parades for kids, firemen, cars and bikes as well as multiple roast beef dinners, fish fry Fridays, breakfast with Santa and the new annual event, Blessing of the Bikes, a yearly event where a priest blesses motorbike or bicycle riders in the hopes of providing them with safety for the upcoming season.
Bungalow homes can be found all over West Franklin Township and the surrounding area.
Homes outside of Worthington in West Franklin Township enjoy plenty of space and quiet.
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There are opportunities for home-schooling
With East Franklin Township right next door, West Franklin kids can start their education there. West Hills Primary and West Hills Intermediate, both of which have undergone recent renovations, are located on the same site and split the lower school year in half. Grades kindergarten through third graders attend West Hills Primary, while kids in 4-6 attend the intermediate school. Both schools have a B-minus grade from Niche. Armstrong Junior/Senior High, where students in grades 7 through 12 go, has an overall C grade from Niche. The Cyber Academy program is available to homeschooled kids at Armstrong, which is available for students of all ages.
Armstrong Junior/Senior High School has great sports programs and a stunning campus.
Students will thrive in the welcoming environment at West Hills Intermediate School.
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State Game Lands Number 304 provides a bevy of hunting opportunities
It's no secret that folks in the region love spending time outdoors and the most common outdoor activity in West Franklin Township is hunting; at State Game Lands Number 304 to be exact. “There’s game land nearby,” says Reed. “Fishing, hunting, hiking and camping. That’s what you can do out here. We are in an area that feels really secluded, but there’s Route 422 and Route 28 just 5 miles away, so we have access to Pittsburgh, Kittanning and Butler.” There’s a laundry list of what can be hunted in this game land: white-tailed deer, ruffed grouse, eastern wild turkeys, wood ducks, Canadian geese, rabbits, raccoons, beavers, minks, red and gray foxes, eastern coyotes and pheasant are the many hunting challenges offered there. For a more passive outdoor experience, fishing spots are all along Buffalo Creek. West Hills Community Park in Kittanning has a little bit of everything for folks looking to spend some time outside being active. The park features basketball courts, playgrounds and sports fields as well as picnic areas and walking trails. And kids can channel their inner Pete Rose or Babe Ruth at the West Franklin Ballfield.
West Franklin Township hunters have plenty of game land to use and explore.
Residents can bring their children to West Hills Community Park to play on the playground.
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Shopping will require travel
Home supplies and food can be purchased at the ALDI or Shop n' Save in nearby Kittanning, any other shopping will have to be done in nearby East Franklin, Kittanning, 10 miles, or Butler, 15 miles. Residents will find big-box stores and retailers in East Franklin and shopping hubs, commercial strips and restaurants in Kittanning and Butler. The closest eatery, located in downtown Worthington, which forms the heart of West Franklin Township, is Carlesi's Restaurant, which serves breakfast and lunch Tuesday through Sunday. Open since 1967, the spot was, until recently Carlesi's Restaurant And Pizza. The previous owner has since moved on, but food is still available from 7 a.m. to 2 p.m. It seems that people and industries come and go, but the hard hat, Western, Pennsylvania mentality continues to live on. Another local staple is Worthington Hardware and Supply, where folks might find typical hardware supplies, a pedal car or tractor for their kids or a hard-to-find deluxe tomato strainer. “There are some crazy things there,” says Jack. “Everything you can think of is in that store. If you need it, they’ll have it.” She adds that the store is run by third-generation owners; more evidence that people plant roots in West Franklin.
West Franklin Township residents shop for the grocery essentials at Shop n Save.
During lunch break, West Franklin Township locals grab a bite to eat at Carlesi's Resturant.
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Route 422 connects the region to Ohio and the rest of Pennsylvania
Route 422, which opened in 1963, is a 271-mile-long road that stretches across Pennsylvania and neighboring Ohio. The establishment of Route 422 breathed new life into the Worthington borough and West Franklin Township joint towns, facilitating convenient commutes to the Kittanning borough and Butler County where many of the current and future sites of the majority of the area's employment opportunities are. Airports near the community include Venango Regional Airport, 41 miles and Harrisburg International Airport, 148 miles.
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.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Lori Hummel,
an experienced agent in this neighborhood.
Parks in this Area
John Wheland Playground
Riverfront Park
Sugarcreek Community Park
West Hills Community Park
Allegheny Overlook Park
Sugarcreek Community Park
Crime and Safety
1 - Low Crime, 10 - High Crime
West Franklin Township
US
Homicide
2
4
Sexual Assault
1
4
Assault with Weapon
1
4
Robbery
2
4
Burglary
1
4
Motor Vehicle Theft
1
4
Larceny
1
4
Crime Score
1
4
Source: WhatIsMyCrimeRisk.com
West Franklin Township Demographics and Home Trends
On average, homes in West Franklin Township, Worthington sell after 111 days on the market compared to the national average of 70 days. The median sale price for homes in West Franklin Township, Worthington over the last 12 months is $397,752, up 1593% from the median home sale price over the previous 12 months.
Reside in this spacious and charming three-bedroom, one-bathroom home. Do you want a solid home with a beautiful beautiful kitchen nestled on over half an acre, then thisis the home for you. This house has an attached garage along with a 26 x 40 detached 3 car garage. Enjoy a peaceful neighborhood with friendly residents. The floors are newly installed, the roof is still in excellent condition
Welcome to your dream retreat! A one-of-a-kind organic farm that has been featured in a documentary highlighting its innovative building and eco-conscious practices. Tucked away in nature, thoughtfully designed for comfort and function, but only 10 minutes from Route 28 and US-422. At the heart of the property is a charming 3-bedroom, 2-bathroom home boasting breathtaking views, an open-concept
Step into this beautifully kept 3-bedroom, 2-bath ranch style home set on 9 serene acres. This home features stunning hardwood floors, a spacious eat-in kitchen, and custom crafted wood cabinetry. Main level laundry for added convenience. A two-car integral garage, with additional parking in driveway, and unfinished basement provide endless possibilities for storage, workshops, or future
Interested in learning more about homes in this area?
Reach out to
Lori Hummel,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
1,656
Median Age
49
Population Density
1 person/acre
Population under 18
20.2%
On par with the national average
23.8%
Population over 65
27.7%
Above the national average
19.1%
Finances
Median Household Income
$59,596
Below the national average
$71,702
Average Household Income
$76,501
Education and Workforce
High School Graduates
94.7%
College Graduates
16.5%
Below the national average
34.1%
Advanced Degrees
6.5%
Below the national average
13.3%
% Population in Labor Force
68.1%
Weather
Annual Precipitation
44''
Average Winter Low Temperature
17°F
Average Summer High Temperature
82°F
Annual Snowfall
42''
Area Factors
Car-Dependent
Walk Score®
0/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: 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.
