Philmont 55+ in Huntingdon Valley: Ryan Homes and NVHomes from $649,990
Philmont 55+ Villas is one age-restricted community at 3263 Leopold Court in Huntingdon Valley with two builders selling in it. Ryan Homes starts at $649,990 and NVHomes at $764,990, and both are NVR brands sharing the same address, the same amenities and the same golf course.
That structure matters. You are not choosing between two communities but between two product lines inside one, and the spread runs from $649,990 to $899,990. Information current as of September 21, 2026. We update it when the builders do.
Want current pricing and availability at Philmont 55+? Text or call us at 267-458-2438 or email josh@themcknightteam.com. We register you with the builder so your representation is on record, and we pull the current quick move-in list from both Ryan Homes and NVHomes.
What Ryan Homes and NVHomes Have Published
The address is 3263 Leopold Court, Huntingdon Valley, PA 19006, in Montgomery County. The community sits on the grounds of Philmont Country Club. Both builders describe golf course living, a social membership included in the association dues, sport courts for tennis or pickleball, a club pool and a golf simulator. Lawn care and snow removal are included.
Ryan Homes offers one plan, the Caroline, from $649,990 at 1,781 square feet with three or more bedrooms, two or more baths plus a half bath and a two-car garage, with a first floor owner’s suite. NVHomes offers two, the Kensington from $764,990 at 2,900 square feet and the Villanova from $899,990 at 3,902 square feet, both three or more bedrooms.
Both builders say quick move-in homes are available now, and neither publishes prices or delivery dates. Neither page states the school district, the total number of homes or the association fee amount, and at a community where dues include a country club social membership, that fee is not a detail to leave until contract.
The Cheapest Home Here Costs the Most Per Square Foot
Run the three plans per square foot and the ranking reverses. The Caroline at $649,990 and 1,781 square feet works out to roughly $365 a square foot. The Kensington at $764,990 and 2,900 square feet is about $264. The Villanova at $899,990 and 3,902 square feet is about $231.
So the entry price home costs about 58 percent more per square foot than the largest. That is not unusual where a shared amenity package is spread across every home regardless of size. It does mean the smallest home carries the heaviest share of it.
Whether that is a problem depends on what you want. If the amenities are the reason you are moving here, buying the least expensive way in is rational. If you are buying square footage, the math points the other way.
What $649,990 Means in Huntingdon Valley
The typical Huntingdon Valley home is worth $636,685, up 2.1% over the past year, per Zillow data through August 31, 2026. Ryan’s entry price sits about 2 percent above that figure, which is almost unheard of in this section. New construction usually opens 20 to 70 percent above the town it sits in.
The buyer here is nearly always selling a larger house nearby, and Huntingdon Valley appreciation at 2.1% is among the slowest we track. A slow-appreciating sale and a purchase priced at the town’s own level make the sequencing more forgiving than most. It still needs planning before you sign.
What This Means for You
If Philmont is on your list, get registered through us before your first visit, and ask for both builders’ quick move-in lists and the association fee in writing. Two brands at one address means two sets of numbers, and only one of them gets shown to you at a time.
If you are watching the area more broadly, our Huntingdon Valley real estate page carries the resale market, and the full list of new construction communities across the Philadelphia suburbs is updated as builders publish.
Thinking about buying or selling in Huntingdon Valley? Let’s talk.
Selling a home to buy here? Find out what your current home would sell for before the builder sets your closing date. Or text 267-458-2438 and we will map both timelines together.
Frequently Asked Questions About Philmont 55+
Where is Philmont 55+?
Philmont 55+ Villas is at 3263 Leopold Court, Huntingdon Valley, PA 19006, in Montgomery County, on the grounds of Philmont Country Club. Both Ryan Homes and NVHomes sell in the same community.
What is available at Philmont 55+ right now?
Three plans are offered: the Caroline from $649,990 at 1,781 square feet, the Kensington from $764,990 at 2,900, and the Villanova from $899,990 at 3,902. Both builders list quick move-in homes without published prices, as of September 21, 2026.
How much are homes at Philmont 55+?
Pricing runs from $649,990 with Ryan Homes to $899,990 with NVHomes, before options. Association dues include a social membership at Philmont Country Club plus lawn care and snow removal, and the fee amount is not published.
Do I need my own agent to buy at Philmont 55+?
No law requires one, but both sales offices work for NVR. Your own agent reads the builder contract, compares the two product lines, and manages the sale of your current home. Register before your first visit.
Thinking about buying or selling in Huntingdon Valley? Let’s talk.
Buying New Construction in the Philadelphia Suburbs?
Talk to the team that does not work for the builder. Get registered before your first model home visit, get a real number on the home you are selling, or reach us right now.