Yes, Villanova is a good place to live if you want the classic Main Line: estate homes, mature trees, top school districts, and a train into the city. It is also one of the most expensive places in the Philadelphia suburbs, and life here is shaped by a major university. Buyers who love both the prestige and the campus energy thrive here. Buyers who want quiet, low taxes, or a small-town main street may prefer elsewhere.
Understand the map first
Villanova is not a town. It is a community named after Villanova University, and it straddles two townships in two counties:
- Radnor Township, in Delaware County, on the western side.
- Lower Merion Township, in Montgomery County, on the eastern side.
That line determines your school district, your county tax system, and your township services. Two homes a few streets apart can differ on all three.
Schools
On the Radnor side, students attend the Radnor Township School District; Radnor High School is the township’s only public high school. On the Lower Merion side, students attend the Lower Merion School District, typically Black Rock Middle School and Harriton High School.
Families also have a strong set of private schools nearby, including the Academy of Notre Dame de Namur in Villanova, The Agnes Irwin School in Rosemont, and Archbishop John Carroll High School in Radnor.
Life next to a university
Villanova University, founded in 1842, enrolled about 10,300 students in fall 2024 and recently added a second campus on the former Cabrini University grounds. For residents, that means lectures, performances, and Big East basketball close by. It also means more traffic around major events and some student rentals, which have historically been concentrated in neighborhoods like Garrett Hill on the Radnor side.
If you are looking near campus, drive the area on a weekday afternoon and a game night before you decide.
What homes cost
In ZIP 19085, Zillow’s typical single-family home value was about $1.78 million in August 2026, up about 9 percent over the year, one of the strongest gains on the Main Line. Across all home types, the least expensive third of homes was valued at about $1.11 million and the most expensive third at about $2.63 million.
The top of the market includes true estates. Ardrossan, which inspired The Philadelphia Story, still has about 300 acres under conservation easements. At the other end, older homes on smaller lots closer to campus offer a way into the market.
Taxes
Because Villanova sits in two counties, its homes are taxed under two systems. Delaware County reassessed every property in 2021, its first countywide reassessment in about two decades. In Lower Merion, the township raised its property tax rate in 2025 and again in 2026. The practical advice: compare the actual tax bill for each home you consider, not just the price.
Getting around
Villanova is unusually well connected:
- Paoli/Thorndale Line: Villanova station is on campus, about 12 miles from Suburban Station.
- The M (Norristown High Speed Line): stops at Villanova on the way between Norristown and 69th Street.
- By car: I-476 meets Lancaster Avenue at Exit 13. Without traffic, King of Prussia is about 15 minutes away and Center City about 27 minutes.
Gardens and walks
Stoneleigh, a public garden owned by Natural Lands with free admission, is a local treasure. Neighbors fought to protect it in 2018, and in 2024 it grew to more than 52 acres. Appleford, a 24-acre township arboretum, and the 2.4-mile Radnor Trail add more places to walk.
What to weigh
- Price and taxes. Among the highest in the region, and taxes deserve a careful look.
- Two school districts. Confirm the district for every address.
- University traffic. Events and student life affect some streets more than others.
- Older estates. Large historic homes carry real maintenance costs.
Who Villanova is right for
Villanova suits families who want Radnor or Lower Merion schools, commuters who want a train close by, buyers who want a historic or estate home, and anyone who enjoys being near a lively university. For a similar Main Line feel with a quieter, more rural setting, compare Gladwyne. For more local detail, see the Villanova community page.
Working with Karen
Karen Langsfeld is a REALTOR® and Pricing Strategy Advisor (P.S.A.) with Berkshire Hathaway HomeServices Fox & Roach, working with buyers and sellers across the Main Line.
If you own a home here, the Villanova home valuation page explains how she prices estate and historic properties.
Contact Karen at (215) 495-2914 or through the contact page.
Home values: Zillow Home Value Index, August 2026. Drive times are estimates without traffic.