There is in general a significant housing price difference when comparing a property located in Radnor, Upper Merion Township, to Villanova, either Radnor Township or Lower Merion Township. The first, and primary, factor of differentiation is the school district. Lower Merion School District and Radnor School district are both two of the most highly rated school districts within the Main Line area, whereas Upper Merion School District is not rated or considered close to the same level as those others.
The good quality of the school districts and then the township themselves, directly related to the overall value of a home and its location.
When searching for a new home, please make sure your realtor informs you of the school district in your search because the town name and zip code can be the same, yet different school districts. For instance, a home could be located in Radnor, PA 19087 and be located in either Tredyffrin/Easttown school district (highest rated school district in the area and highest nationally ranked in the area), Radnor school district, or Upper Merion school district. There can be a couple hundred thousand dollar difference in a home that is located in Radnor versus Upper Merion.
The ratings that I reference came from Philadelphia Magazine and a study by U.S. News and World Report in 2008.