Villanova at a glance
Villanova is one of the most prestigious addresses on the Main Line. It is an unincorporated community of about 8,200 people built around Villanova University, with estate homes, protected gardens, and quick access to both the train and the highway. In ZIP 19085, Zillow’s typical single-family home value was about $1.78 million in August 2026, among the highest in the Philadelphia suburbs.
Villanova is not a town with its own government. It spans two townships in two counties: Radnor Township in Delaware County and Lower Merion Township in Montgomery County. That split shapes taxes, school districts, and services, so it is the first thing to understand when you look at a home here.
Two townships, two school districts
| Side of Villanova | Township and county | School district |
|---|---|---|
| Western side | Radnor Township, Delaware County | Radnor Township |
| Eastern side | Lower Merion Township, Montgomery County | Lower Merion |
On the Radnor side, students attend the Radnor Township School District, and 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, which opened in 2022 in the former Morris Clothier mansion, and Harriton High School in Rosemont.
The area has well-known private schools, too, including the Academy of Notre Dame de Namur in Villanova, The Agnes Irwin School in Rosemont, and Archbishop John Carroll High School in Radnor.
Villanova University
The university, founded in 1842 by the Order of Saint Augustine, is the center of the community. It enrolled about 10,300 students in fall 2024, its men’s basketball team has won three national championships, and its campus covers about 225 acres. In 2024, Villanova took over the former Cabrini University campus in Radnor, which reopened as the Cabrini Campus in August 2026.
Living near a major university brings real benefits, from lectures and performances to sports. It also brings student rentals in some nearby neighborhoods and extra traffic around large campus events.
Homes, land, and prices
Villanova is known for estate homes and historic properties. Ardrossan, the estate that inspired The Philadelphia Story, once covered nearly 800 acres, and about 300 acres remain under conservation easements. Much of the area’s character comes from large lots, mature trees, and land that has been protected.
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. 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.
Getting around
Villanova has two rail options. Villanova station, on campus, is on SEPTA’s Paoli/Thorndale Line, about 12 miles from Suburban Station. The Norristown High Speed Line, now called the M, also stops at Villanova on its way between Norristown and 69th Street.
By car, I-476 (the Blue Route) connects at Exit 13 to Lancaster Avenue. Without traffic, King of Prussia is about 15 minutes away, Bryn Mawr about 7 minutes, and Center City about 27 minutes.
Gardens and open space
- Stoneleigh: A Natural Garden, owned by Natural Lands, is a former estate with gardens shaped by the Olmsted Brothers and free admission. After a long community effort to protect it in 2018, it grew to more than 52 acres in 2024.
- Appleford, a 24-acre arboretum owned by Lower Merion Township, surrounds a farmhouse dating to 1728.
- The Radnor Trail runs 2.4 miles along a former rail line.
Things to know before you buy
- Two townships, two tax systems. Delaware County reassessed all properties in 2021. Lower Merion Township raised its property tax rate in both 2025 and 2026. Compare actual tax bills, not just prices.
- School district by address. A Villanova address can be in Radnor or Lower Merion schools.
- University life. Expect more traffic around big campus events, and some student rentals in nearby neighborhoods.
Working with Karen in Villanova
Karen Langsfeld works with buyers and sellers across the Main Line. In Villanova, she helps buyers sort out the township and school district for each property and compare the full cost of ownership, including taxes. For sellers of larger and more distinctive homes, she builds a valuation from sales that truly compare.
Reach Karen directly at (215) 495-2914 or through the contact page.