Roxborough is located in Philadelphia about 11 miles northwest of Center City. The neighborhood is bordered by Manayunk, the Schuylkill River, Lafayette Hill, and the Wissahickon Valley Park. Andorra and Wissahickon share the 19128 zip code. Find out about living here and search all of the Roxborough homes for sale.
The city of Philadelphia considers these neighborhoods enclaves within Roxborough. Local residents tend to consider them separate neighborhoods. For the sake of this post I’ll include all of the 19128 zip code and will detail the differences between the areas.
Roxborough is just about 4 miles from one end of the zip code to the other. The area can be broken up into 4 main areas:
- Upper Roxborough
- Central Roxborough
Roxborough homes for sale range from 1 bedroom condos up to new construction homes listed for over $1,000,000. Most homes for sale in Roxborough are single-family rowhouses, twins, and detached homes. Some of the oldest homes date back to the 19th century with a few going back further.
You’ll find a lot of Victorian homes in the area. During the 1940’s and 1950’s many Airlite homes were built in the neighborhood. In Upper Roxborough you’ll find mostly single-family Colonial and Cape Cod homes.
In Andorra, you’ll find twins and detached homes that were mostly built between the 1940’s and the early 2000’s. There are new construction homes throughout Roxborough.
New Construction Homes for Sale in Roxborough
Over the past several years there has been an average of about 40-50 new construction homes sold in Roxborough PA. New construction homes typically start in the $400,000 range and the most expensive homes can sell for over $1,000,000. Most new construction homes for sale in Roxborough sell in the $450,000 to $700,000. More Roxborough new construction homes sell between $450,000 and $500,000 than in any other price range.
Roxborough Real Estate Market
How Quickly are Roxborough Homes Selling?
Since the Spring of 2020 homes for sale in Roxborough have been selling very quickly. The median days to sell has ranged from 7-12 days so half of the homes on the market sell in less than 2 weeks. Recently, the median number of days it takes a home to sell has been closer to 7. This means that if you’ve found a home for sale in Roxborough that you love you need to get in for a showing and submit an offer right away. Someone will.
Is Roxborough a Buyer’s Market or Seller’s Market?
It’s a very strong seller’s market in Roxborough PA. We measure market balance using the absorption rate. The absorption rate is the number of months it would take all homes in an area to be sold if no new listings go on the market. Balanced markets are 5-7 months of inventory. Buyer’s markets are 8+ and seller’s markets are 4 or fewer. Since the summer of 2020 the neighborhood has hovered between 2 and 3 months of inventory making it a very strong seller’s market.
It’s a great time to sell since there is a lot of demand. Seller’s can expect multiple offers on homes that are priced well for their features, amenities, and condition. Buyers should be ready to compete with other buyers. It’s going to be nearly impossible to avoid a bidding war. You can read about winning strategies here.
Home Value Appreciation
Over the past 10 years the Roxborough real estate market has seen major gains. In 2011-2012 the median sales price for sold homes in Roxborough was just about $200,000. Today, the median sales price for Roxborough single-family homes has increased by 150% to $300,000.
Living in Roxborough PA
One of the best things about living in Roxborough is that the neighborhood borders the Wissahickon Valley Park. You can get into the park within minutes from just about anywhere in the neighborhood. The 1800-acre park includes miles of trails for a casual walk, hiking, biking, and horseback riding.
There are plenty of community parks throughout Roxborough. It’s easy to find a nearby playground or athletic field. Gorgas Park is the largest park in the neighborhood. It has a large playground and hosts events throughout the year including festivals, concerts, and outdoor movies. You’ll also find the local farmer’s market here in the summer months.
Neighborhood parks with playgrounds include Gorgas Park, Houston Playgound, La Noce Park, Kendrick Rcc Center, Hillside Rec Center, and Kelly Park. You’ll find playgrounds and spraygrounds at Wissahickon Neighbors Park and Houston Playground.
When living in Roxborough you’ll have a lot of great restaurants to choose from. Some favorites are the Tavern on Ridge for their gastropub menu, The White Yak Tibetan restaurant, and Valley Green Inn. You’ll find great pizza at Mia’s and amazing hoagies at Lennie’s. Bob’s Diner is a neighborhood fixture for breakfasts and Taylor’s Cafe is perfect for breakfast and brunch. Yiro Yiro is a local favorite for fast Greek food. Of course, be sure to check C&C Creamery, known as The Custard Stand.
Stanley’s Hardware on Ridge Avenue is one of the neighborhood favorites. This locally owned hardware store is well-known for the friendly and knowledgeable customer service. If you can’t find what you’re looking for it’s easy to find someone who will be happy to help.
There are two Acme grocery stores and one ShopRite in the neighborhood. There’s a mini-Target with a grocery section in the Ivy Ridge Shopping Center in Upper Roxborough.
Schools in Roxborough are part of the School District of Philadelphia. The public schools in the neighborhood include Cook-Wissahickon Elementary, Shawmont Elementary, Greenwoods Charter, AMY Northwest Middle School, Roxborough High School, and W.B. Saul High School.
Neighborhoods in Roxborough
There are several neighborhoods within Roxborough including Wissahickon, Central Roxborough Upper Roxborough, and Andorra.
Wissahickon is the closest to Center City and is walkable to the Wissahickon Train Station. The neighborhood is mostly twins and rowhouses. You’ll also find a number of larger detached homes and new construction homes. Cook-Wissahickon Elementary, La Noce Park, Wissahickon Neighbors Park, Montgomery Field (formerly Daisy Field) are located in the the Wissahickon neighborhood. C&C Custard Stand, known as The Custard Stand, is located in this part of Roxborough.
Central Roxborough surrounds the main business corridor in the community where you’ll find a number of great restaurant options, Stanley’s Hardware, Acme grocery store, the historic Leverington Cemetery, and Kendrick Rec Center which includes a playground and athletic fields. Roxborough Dog Park is located in Central Roxborough.
There are a number of festivals throughout the year that are held in Central Roxborough. Gorgas Park is located in Central Roxborough. This spacious park includes one of the most popular playgrounds in the area and it hosts a number of events throughout the year including a summer concert series.
Upper Roxborough is a mostly residential neighborhood located between Central Roxborough and Andorra. The area includes a mix of rowhouses, twins, and detached homes. The detached homes are typically Capes and Colonials. The Ivy Ridge Shopping Center is located in Central Roxborough. The shopping center includes a mini-Target and a good wine and spirits shop. Just across the street is the Roxborough YMCA.
The Upper Roxborough Reservoir Preserve is located here. The park is a great getaway for a quick walk around the abandoned reservoir. The circular trail is an easy walk that takes about 15 minutes to get around.
Schools in Upper Roxborough include Shawmont Elementary School, Greenwoods Charter, and WB Saul High School.
Andorra is located between Upper Roxoborough and Lafayette Hill in Montgomery County. This was a suburban town that was annexed by Philadelphia in the 1940’s. It is the most suburban part of Roxborough. The majority of the homes are Colonial and Cape single-family detached homes. The Andorra Shopping Center is located here. It includes an Acme grocery store, Kohl’s, LA Fitness, Five Below, and a local library branch.
Houston Playground is a popular destination in the neighborhood. The park includes a great playground, a sprayground, tennis courts, and athletic fields. The Schuylkill Center is also located in Andorra. The Center offers outdoor programming, events, walking trails, and a nature-focused pre-school and kindergarten program.
Buying a Home
Thinking of buying a home in Roxborough? Roxborough is a great place to live with easy access to the Wissahickon Valley Park and homes for sale in a wide variety of prices. The most popular price range for re-sale homes is from $250,000 to $350,000 and new construction homes typically start around $400,000 and can sell for over $1,000,000.
The real estate market is competitive with many homes in the neighborhood getting multiple offers and selling in days. You’ll want to be sure to have everything in order so you’re ready to tour homes right away. You can find information on how to prepare to buy a home here.
Selling Your Home
Is it time to sell your home in Roxborough? Demand for homes is high and homes that are priced right for their size, features, and condition sell quickly. It’s still best to get your home ready for the market so it shows it’s best in photos and when potential buyers schedule showings. Be sure to get your home clean and organized and address repairs that may come up during inspections. Need more info on selling your home? Check out our home selling guide.
Whether buying or selling a home in the neighborhood it’s important to work with an experienced Roxborough Realtor® who can help you find the right home or price your home right. When you work with a great Roxborough Realtor® as a home buyer you’ll be able to get into homes when they hit the market and be able to tap into their experience to write a successful offer.
When selling, a great real estate agent will help you know what to expect, help get your home ready within your budget and timeframe, and help you negotiate the best offer. If you’d like to connect with a Realtor® send me an email at email@example.com.