Suburban Philadelphia Real Estate News

The Glenhardie Condos continue to be a prime residential choice for those looking in the King of Prussia / Wayne PA area.

The Glenhardie Condominium complex is a great larger residential condominium community located in Tredyffrin Township Chester County with a Wayne PA address. They are located just north of Swedesford Rd and west of Route 422. This location has immediate access to Route 202, Route 422, and I-76 providing great commuting options throughout the greater Chester County, Montgomery County, Delaware County, and Philadelphia areas. Being just minutes from the King of Prussia Mall, Valley Forge National Park, and much of the Main Line, they offer an endless array of entertainment and dining options.

The Glenhardie Condominiums were originally built between 1968 and 1970. Today, there are 20 buildings with 459 one bedroom and two bedroom units offering a nice range of housing options. Most of the one bedroom units are just over 800 square feet while the two bedroom units start at 100 square feet. There are some larger units and townhouses throughout the complex. The community has been developed in a nice open arrangement preserving the trees, open space, and privacy that are difficult to find today. With an optional membership in the adjacent Glenhardie Country Club, residents have instant access to a golf course, pool, and all the club amenities. The community is part of the Tredyffrin/Easttown School District.

Please be sure to check out the complete area and development history written by some members of  the community by clicking here.

As seen throughout the region, prices have fallen a bit in the last few years but have remained stronger than seen in most locations. Using the 2 bedroom units for comparisons, the pricing and activity peaked between 2005 and 2007 when the yearly units sold ranged from 14 - 18 units per year and the average price peaked at over $180,000. Since then we have seen both a reduction in prices and activity. In 2008 there were 12 sales averaging $175,000, in 2009 12 sales for $171,000, in 2010 5 sales for $167,000, and so far in 2011 4 sales for $152,000. There are also 4 homes currently on the market with an average asking price of $188,000 and 2 properties under contract averaging $199,000 - so it appears the 2011 pricing average will be rising.

With its superior location, easy commuting options, schools, and multiple entertainment options, the community should remain a stable and popular choice in the area for years to come.

David Henke
Long & Foster Real Estate Inc – Devon,PA/Bear, DE
Office: 610-225-7400/Direct: 610-618-0808
www.DelawarePAHomes.com  

(All statistics per the TrendMLS System and believed accurate but not guaranteed)

In June, I had the chance to attend the US 422 Corridor Master Plan Update Public Meeting held at the  Spring Ford Senior High School in Royersford.

"The US 422 Corridor Master Plan will provide a long-term vision for the future land use and transportation system of the area." The planning area actually covers parts of three counties: Chester, Montgomery, and Berks, with all expecting future growth of between 22% and 25% by 2030.  Anyone traveling Rt 422 today recognizes the need to update and renew the existing infrastructure as well as expand and plan for the future.

Future transportation/ growth and the associated funding options can take many paths.  The focus of the meetings was on sustainability.   Based on past surveys, solutions focused on Mixed-Use Development, Revitalized OlderDowntowns , New Transit/Extensions, Roadway and Interchange Management, and Farmland/Open Space Preservation.  The two most discussed areas centered on the tolling/funding options of Rt 422 and the alternative public rail options.

The complete information has now been posted for your review:

- Materials for the US 422 Master Transportation Plan
(Meeting handout and complete Power Point presentation
links are at the bottom of the page)
- Background on the US 422 Project Blog
- Tolling, Jobs, and Development Blog
- US Route 422 Corridor Coalition Projects
- Delaware Valley Regional Planning Commission Site

This is an very important project that can have major ramifications for the area and all involved for years to come.  I would encourage anyone with an interest in the area to stay involved to be sure that the chosen path truly represents the best options for the area long term and not just a quick expedient fix for today.

As always, if you have any questions or need any additional information, please feel free to contact me anytime.

(BTW Simply as a personal observation, glancing at a map of the area, the logical growth over the years should have been concentrated along I-76 going west or I-476 going north.  Since these are both toll roads, businesses have looked for the next logical alternative and have instead moved out along Route 422. This provides free access to the roads both for employees and the business.  If the goal is to stop/ limit future development in the area simply put a toll on Route 422.  Businesses will find a less expensive option in other areas in the future.  If the area wants to promote future growth, other options should be pursued.)