Belmont

Independent Assessment

Belmont's own HOA site (belmonthoa.org) directly confirms current 2026 assessment rates ($318.35-$446.08/month by home type) and describes the community as consisting of 197 homes across three styles, while 55places and other directory sources describe 186 homes -- a discrepancy that could not be fully reconciled, though it may reflect a difference between an original planned unit count and homes actually built and occupied, or simply inconsistent aggregator data. Given that the HOA's own site is the more authoritative source for current fee figures and is reasonably authoritative on home count as well, the 197-home and current fee figures are weighted more heavily, while the previously reported 186-home figure and lower legacy fee figures ($175-$244/month observed on individual listings) are still presented for completeness. Regarding the naming-overlap risk, 'Belmont III' (a separate, gated new-construction 55+ development per Milrom Companies) and 'The Villas at Belmont' both appear to be distinct, related developments rather than simple phases of the same HOA -- Belmont III in particular is described as a separately branded, newer, gated community. Not enough independent confirmation was found to treat either as the same age-restricted HOA as Belmont, or to establish exactly how they relate to it.

Who May Find This Community Appealing

Buyers who want an established, mid-sized 55+ community in the Brandywine Valley with a genuine choice of home styles (single, carriage, or larger quad) and walkable access to nearby shopping at Concord Mall will find Belmont a solid fit, particularly those who value its Gold Star Community of Excellence recognition and straightforward HOA-managed clubhouse lifestyle.

Homes, Builders & Development History

Belmont was developed by Fay Development between 2003 and 2011, ultimately producing homes across three styles -- singles, carriage homes, and larger quads -- with sources reporting either 186 or 197 total homes. The community is located along Belmont Lane in the Garnet Valley area, which straddles the border of Concord and Bethel Townships, Delaware County. The community is now fully built out and resale-only.

Current Pricing & Market Positioning

Belmont's average sale price is reported around $519,900, with individual 2023 closed sales for two-bedroom homes observed at $483,000 and $517,800, suggesting that figure is broadly consistent with recent market activity. Buyers should request current listings and recent closed comparables from a local agent, since pricing will vary by home style (single, carriage, or quad).

New Construction vs. Resale Considerations

Belmont was built out between 2003 and 2011 and is now resale-only. Buyers should budget for a full independent inspection and should request the association's current financials and reserve study, along with clarification of the exact total home count and current assessment for their target home style, before purchasing.

Taxes, Insurance & Special Assessments

Homes at Belmont are subject to Concord Township or Bethel Township (depending on the specific home's location) and Delaware County property tax administration, along with applicable Garnet Valley School District taxes. Association-specific master insurance coverage and reserve-fund details beyond the published assessment rates were not independently confirmed; buyers should request the current reserve study and governing documents before purchasing.

Community Layout & Lifestyle

Belmont centers community life on its clubhouse and fitness center, with multi-purpose and meeting rooms supporting a regular calendar of social activities and events. Outdoor life includes walking and biking trails, a scenic pond, and patios throughout the community, and residents can walk to nearby shops, cafes, parks, pharmacies, doctors' offices, restaurants, and a movie theater near Concord Mall.

Shopping, Healthcare & Airport Access

Belmont is located in the Garnet Valley area of Delaware County, an unincorporated community straddling the border of Concord and Bethel Townships, along Belmont Lane near the 19060/19061 zip codes. Conchester Highway is the area's major thoroughfare, and Concord Mall -- with a movie theater, restaurants, and shopping -- sits within easy walking or short driving distance.

Age Qualification & Material Ownership Restrictions

Belmont is consistently described across real estate directories as a 55+ active adult community, generally consistent with the federal Housing for Older Persons Act's 80%-occupancy framework. The community's own recorded deed-restriction or governing-document language has not been independently reviewed. Buyers should confirm current age-verification procedures directly with the Belmont Community Association.

Tradeoffs & Limitations

An unreconciled discrepancy exists in Belmont's total home count (186 versus 197 across different sources) and in its HOA fee range (the community's own 2026 site cites $318-$446/month, while other sources reference lower legacy figures of $175-$244/month), so buyers should confirm both figures directly with the association rather than relying on either source alone. Buyers should also be aware of the related 'Belmont III' and 'Villas at Belmont' developments, whose governance by the same association as Belmont itself could not be confirmed -- a buyer interested in any of these branded offerings should independently verify which HOA and governing documents apply before purchasing.

Comparison With Nearby Communities

Within Delaware County, Belmont offers a more traditional single-family/carriage/quad housing mix and a mid-range price point (average around $519,900) compared to the condominium-format, notably higher-priced Athertyn at Haverford Reserve, and is smaller in scale than the 491-home Fox Hill Farm in nearby Glen Mills.

Current Listings

A connected local agent can provide current available resale inventory and recent closed comparables by home style (single, carriage, or quad) at Belmont.

Is Belmont age-restricted?

Yes, it is consistently described across real estate directories as a 55+ active adult community. The community's own recorded governing-document language has not been independently reviewed; confirm current age-qualification standards directly with the HOA.

How many homes are in Belmont?

Sources vary: one directory reports 186 homes, while the community's own HOA site describes 197 homes across single, carriage, and quad styles. The discrepancy could not be fully reconciled; confirm the current count directly with the association.

What is the HOA fee at Belmont?

The community's own HOA site publishes 2026 monthly assessment rates ranging from $318.35 to $446.08 depending on home type. Other sources cite lower, possibly outdated figures ($175-$244/month); buyers should confirm the current assessment directly with the Belmont Community Association.

Are Belmont III and The Villas at Belmont the same community as Belmont?

Not confirmed. Belmont III appears to be a separately branded, newer, gated 55+ development, and whether it or The Villas at Belmont share Belmont's homeowners association or governing documents could not be confirmed. Buyers interested in either should independently verify which HOA applies before purchasing.