October 2025 Coatesville Area School District Residential Real Estate Market Update

Welcome to the Trago Realty market update for the Coatesville Area School District (CASD) service area. This report summarizes residential sales activity within the various municipalities of the CASD during October 2025.

Last month, the market experienced increased activity with the number of transactions rising. However, key pricing metrics softened, and properties spent a few more days on the market, signaling a shift toward more balanced conditions compared to the intensely competitive summer months.

📊 Quick Market Snapshot – October 2025

• On-Market Transactions: 69 Closed Sales (Up from 65 in September 2025)
• Median Sold Price: $335,000 (Down from $405,000 in September 2025)
• Average Sold Price: $441,463 (Up from $390,363 in September 2025)
• Median Cumulative Days on Market (CDOM): 14 days (Up from 12 days in September 2025)
• Average Cumulative Days on Market (CDOM): 31 days (Up from 29 days in September 2025)
• Sale Price-to-Original List Price Ratio: 96.90% (Down from 99.17% in September 2025)

🔑 Market Insights: Price and Velocity

October saw a notable decrease in the Median Sold Price (down $70,000 to $335,000) compared to September, suggesting a higher volume of transactions occurred at lower price points this month.

Simultaneously, the Sale Price-to-Original List Price Ratio dropped significantly to 96.90%. This is a major indicator that buyers were able to negotiate more effectively, and aggressive initial pricing by sellers is becoming less effective. The market is shifting away from automatic bidding wars toward a more traditional negotiating environment.

The average time it takes to sell a home increased slightly, with the Median CDOM moving from 12 to 14 days, reinforcing the trend toward cooling demand. For sellers, this means careful pricing is paramount, as evidenced by the 37 price reductions observed this month, averaging a 6.45% reduction from the original list price.

Financing Snapshot:

Conventional loans remain the dominant financing type. The most significant shift is the reduction in Cash transactions, which dropped from nearly one-in-four sales in September to just 14.49% in October. This reduction in cash competition may be contributing to the improved negotiability for financed buyers (lower Sale Price-to-Original Price Ratio).

• Conventional: 43 units (62.32%)
• Cash: 10 units (14.49%)
• FHA: 7 units (10.14%)
• VA: 5 units (7.25%)
• Other/Minor Financing Types: 4 units (5.80%) (Includes Adjustable Rate Mortgage, PHFA, Installment Sale, and Other)

🏡 Market Performance by Township

The Coatesville Area School District features a diverse range of price points across its various municipalities.

• West Brandywine Township: 9 Transactions, Median Sold Price: $466,500
• Caln Township: 11 Transactions, Median Sold Price: $444,900
• West Caln Township: 5 Transactions, Median Sold Price: $385,000
• East Fallowfield Township: 12 Transactions, Median Sold Price: $372,500
• South Coatesville Borough: 3 Transactions, Median Sold Price: $340,000
• Sadsbury Township: 5 Transactions, Median Sold Price: $324,999
• Valley Township: 13 Transactions, Median Sold Price: $317,500
• Modena Borough: 1 Transaction, Median Sold Price: $277,000
• Parkesburg Borough: 1 Transaction, Median Sold Price: $262,000
• Coatesville City: 9 Transactions, Median Sold Price: $160,000

Highest Median Price Points: West Brandywine and Caln Townships continue to command the highest median prices, maintaining their status as the premium markets within the CASD service area.

Volume Leaders: Valley Township (13 units), East Fallowfield Township (12 units), and Caln Township (11 units) drove the majority of the transaction volume this month.

🏘️ Market Performance by Township & Subdivision

Below is a breakdown of performance by municipality, ranked from highest to lowest median sold price. The values listed for each subdivision represent the average sold price for October 2025.

West Brandywine Township – Average $458,425

• TRADITIONS OF AMERICA AT WEST BRANDYWINE: $665,000 (1 Sale)
• LANMARK FARMS: $600,000 (1 Sale)
• Unspecified Subdivision: $513,250 (2 Sales)
• RESERVE AT CROSS CREEK: $447,162 (2 Sales)
• BROOKFIELD: $415,000 (1 Sale)
• WOODBROOKE: $350,000 (1 Sale)
• WEST BRANDYWINE TWP: $175,000 (1 Sale)

Caln Township – Average $401,140

• RESERVE AT BAILEY ST: $535,000 (1 Sale)
• CROSSING AT BAILEY S: $525,000 (1 Sale)
• DOWNING FORGE: $500,000 (1 Sale)
• THORNDALE WOODS: $457,740 (1 Sale)
• BARLEY GREENS: $444,900 (1 Sale)
• Unspecified Subdivision: $334,000 (5 Sales)
• PARKSIDE: $279,900 (1 Sale)

West Caln Township – Average $398,400

• SANDY HILL: $550,000 (1 Sale)
• SUNSET HILLS: $385,000 (1 Sale)
• Unspecified Subdivision: $352,333 (3 Sales)

Sadsbury Township – Average $354,160

• SADSBURY PARK: $560,000 (1 Sale)
• QUARRY RIDGE: $479,900 (1 Sale)
• Unspecified Subdivision: $287,500 (2 Sales)
• LINCOLN CREST MHP: $155,900 (1 Sale)

East Fallowfield Township – Average $349,075

• STONE CREEK: $615,000 (1 Sale)
• FALLOWFIELD FARMS: $445,000 (1 Sale)
• BROOK CROSSING: $432,500 (2 Sales)
• Unspecified Subdivision: $398,250 (4 Sales)
• COATESVILLE: $260,000 (1 Sale)
• EAST FALLOWFIELD: $198,000 (1 Sale)
• HIDDEN VALLEY ESTATES: $119,900 (1 Sale)
• BRANFORD VILLAGE: $93,000 (1 Sale)

South Coatesville Borough – Average $346,667

• Unspecified Subdivision: $375,000 (1 Sale)
• SOUTHVIEW: $332,500 (2 Sales)

Valley Township – Average $312,792

• VILLAGES AT HILLVIEW: $390,000 (4 Sales)
• VALLEY SQUARE TOWNS: $325,000 (1 Sale)
• HAYTI: $317,500 (1 Sale)
• BEACON HILL: $315,000 (1 Sale)
• ELMWOOD GARDENS: $305,000 (1 Sale)
• TIMBERLANE: $289,900 (1 Sale)
• Unspecified Subdivision: $278,000 (3 Sales)
• TAYLOR MHP: $119,900 (1 Sale)

Modena Borough – Average $277,000

• APPLEWOOD: $277,000 (1 Sale)

Parkesburg Borough – Average $262,000

• POMEROY: $262,000 (1 Sale)

Coatesville City – Average $173,000

• PENN CROSSING: $215,000 (1 Sale)
• Unspecified Subdivision: $167,750 (8 Sales)

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✅ Explore other October 2025 Market Reports:

• October 2025 Chester County Residential Real Estate Market Report
• October 2025 Chester County Residential Rental Market Report
• October 2025 Downingtown Area School District Residential Real Estate Market Report
• October 2025 West Chester Area School District Residential Real Estate Market Report

Disclaimer & Disclosure

All information is deemed reliable but not guaranteed for accuracy or completeness. All data and statistics are provided by Bright MLS for the period of October 2025.

The Broker makes no warranties or representations, express or implied, regarding the accuracy or reliability of this data, whether collected directly or provided by Bright MLS or its participants. This information is subject to errors, omissions, and inaccuracies, including, but not limited to, those from data entry.

This report does not account for off-market transactions, private sales, or transactions conducted outside of Bright MLS. This report is for informational purposes only and should not be construed as real estate advice. Since individual circumstances vary, all real estate decisions should be based on professional guidance tailored to your specific situation. Please contact Trago Realty or your real estate agent to discuss your particular needs.