Villanova, one of the most affluent towns in Pennsylvania, is close to several universities, including the namesake school, and plenty of Colonial-style homes that see limited turnover
By Geoff Nudelman
The Villanova neighborhood 20 minutes outside Philadelphia is about as classic Northeastern as it gets.
While the namesake university is the main anchor (and the area’s largest employer), the city’s roots reach back to the mid-1830s as the main line of the Pennsylvania Railroad came through town, offering a link for the wealthy to commute from the city to country homes and second residences.
This established a long lineage of higher-end living in the area cemented through a handful of towns and neighborhoods that are named after stops along the Main Line, such as Bryn Mawr, Ardmore and others.
“The university is a great neighbor to have,” said Luisa Ramondo, Kurfiss Sotheby’s senior business strategist and global real estate adviser, who lives about a half mile from the Villanova campus.
The array of higher education institutions within just a few miles of Villanova drew a well-educated, affluent crowd to lay roots in beautiful, Colonial-style houses, and while few of the original homes are standing, the style remains a constant throughout the area. These are often well-appointed, estate grounds that families stay in for decades.
According to Nancy Alperin, president and CEO, Maxwell Realty Company, the area also attracts residents who might spend half the year in Villanova, and the other half at a second home in Tennessee or Florida. In any case, they’ll still keep their home in Pennsylvania.
“Regardless of what happens with the stock market, tariffs or anything else, Villanova is Villanova,” Alperin said. “You don’t move from Villanova unless you’re leaving the state.”
According to a 2024 report from 24/7 Wall St., Villanova has the highest average household income of any town in the state, and that partially contributes to steadily higher real estate prices.
Ramondo noted that higher-end homes average from $1.5 million to $3 million. Homes like the one at 1542 Mount Pleasant Road can command a premium for integrating the desired Colonial style but in a way that makes sense for modern living. The 1999-built, 7,069-square-foot estate lands on 1.4 acres among forested grounds and a nice swath of yard space. Inside, crown molding and rich wood finishes feel more country than suburban. Currently, the home is listed at $2.395 million.
In a rare example of new construction, the nine homes at Lockwood Lane are pushing the boundaries of pricing in the area. The enclave is walking distance to Villanova University and features two floor plan options, along with an option to develop something fully custom. One home is slated to be finished later this year and another will likely be available in Spring 2026. Both exceed 5,000 square feet, feature an array of luxury amenities and are priced well above $3 million.
Limited housing stock is often an issue for house hunters. Alperin spoke of a specific case where the Lockwood Lane timeline isn’t fast enough for a current client who is looking to spend north of $5 million on a property in the neighborhood but wants to move in now. She said that she’s had to expand her search parameters to adjacent neighborhoods in order to find something that meets their needs.
It’s becoming a more common occurrence as younger wealth tries to buy its way into the area.
“The Villanova market at some point will be rocked by fintech buyers,” Alperin said. “There’s a younger demographic with more zeroes behind their name than I’ve ever seen, and that will push prices up even more.”
Beyond access to higher education, families flock to Villanova for pristine residential streets that are not only close to the city, but also near outdoor trails and several golf courses. For families, the area is home to three of the top school districts in the state and those living in certain adjacent townships can use Villanova University’s athletic facilities for a nominal annual fee.
The Philadelphia area has long been desirable as a midway point in the corridor of northeastern cities, situated two hours driving from New York City and about three from Washington, D.C.
According to Ramondo, one of the key attractions of the area is simply that it remains stable and reliable compared to other parts of the city, so much so that families will renovate older homes rather than look for something new or move out of Villanova.
The area’s namesake university counts a long list of bold-face names among its alumni, who for a time called Villanova home. They include actor Bradley Cooper, who spent a year at the college, Jill Biden, who got a master’s degree there, and numerous basketball players who played for Villanova before joining the NBA.
In the greater area, actor Will Smith and his wife, Jada, have a home in nearby Bryn Mawr. Political commentator and author Michael Smerconish also resides in the area.
According to Ramondo, the Villanova market has been active and busy over the last couple of years.
“If a home is priced appropriately, it won’t be on the market very long,” she said.
At the higher-end, homes do not come on the market often, she added. She said that even “challenged” homes that might need repairs or have other issues may not stay on the market long because people want to live in the area and can make fixes later.
Ramondo herself has lived in Villanova for 23 years, and like many of her neighbors, doesn’t see herself leaving the neighborhood any time soon.
“Things around here are so accessible,” she said.