Philmont 55

Philmont 55+ is a new-construction, age-restricted community of 176 luxury attached townhomes built on the grounds of the historic Philmont Country Club in Huntingdon Valley, Pennsylvania — an affluent suburb roughly 30 minutes north of Center City Philadelphia. Developed jointly by sister builders NVHomes and Ryan Homes starting in 2023, the community sits on what was formerly part of the club's South golf course, redeveloped after Concert Golf Partners recapitalized the club in 2017 and invested over $5 million into a full renovation of the 80,000-square-foot clubhouse, golf course, pool, and racquet facilities. The draw here is the combination of brand-new luxury construction with an established country-club lifestyle — a rarity in the Philadelphia suburbs, where this is marketed as the only new 55+ community across Bucks, Montgomery, and Philadelphia counties. Ryan Homes villas start in the mid-$600s and NVHomes townhomes range up into the $900s and beyond (the model home sold for $1.1M in 2024). Floor plans run 2,113 to 3,900+ square feet with 3 bedrooms, 2.5–3.5 baths, two-car garages, first-floor owner's suites, gourmet kitchens, two-story great rooms, and finished basements. Standard features are unusually generous for the price point: 9-foot ceilings, 8-foot interior doors, quartz countertops, 42-inch cabinets, wide-plank hardwood or LVP, zero-entry Roman showers, HardiePlank siding, and bluestone front porches. Unlike most 55+ communities, fenced yards are permitted — a notable draw for dog owners. The single biggest differentiator is that every homeowner receives an automatic social membership to Philmont Country Club included in HOA dues. That membership unlocks the recently renovated 1906 Grille and Pub, the Founders Room, ballroom, stone dining patio overlooking the 18th green, Olympic-sized pool, fitness center, golf simulator lounge, 4 renovated Har-Tru tennis courts, 6 new pickleball courts, and a year-round social calendar including wine tastings, live music on the porch, and club events. Golf itself (the championship 18-hole Willie Park Jr./William Flynn–designed course dating to 1924) requires an upgraded membership tier but is available on-site. Because Philmont CC is managed by Concert Golf Partners, the membership also extends reciprocity to Concert Golf properties worldwide. Day-to-day, the HOA handles lawn care, snow removal, and common-area upkeep, supporting a true lock-and-leave lifestyle — the community clearly markets itself to buyers who want to winter in Florida, summer at the Jersey Shore, or travel extensively without worrying about the house. Everyday errands are handled within 5–10 minutes: Trader Joe's, Whole Foods, PetSmart, ACME, Weis, and The Marketplace at Huntingdon Valley are all nearby, as are local favorites Be Well Bakery, La Strada, SushiMan, Café Carmela, and La Voglia Mediterranean. Healthcare is exceptionally well-served with Jefferson Abington, Holy Redeemer, and Nazareth Hospitals all within a short drive. Cultural and outdoor options include Lorimer Park, Pennypack Trail, Ridgway Park, Glencairn Museum, the Ryerss Museum & Library, and the Andalusia Foundation. Build-out is underway with move-ins available through fall 2026 and likely completing shortly thereafter.