The only guide that explains how Hershey's Mill actually works — 25 villages, a two-tier HOA structure, an Arthur Hills golf course, and 800 acres of gated West Chester history.
Hershey's Mill is the most searched 55+ community in the Philadelphia suburbs and one of the most misunderstood. Most buyers arrive knowing it's a gated golf community in West Chester — and leave a tour still confused about what the HOA actually covers, why the fees look the way they do, and which of the 25 villages they should be looking at. This guide answers all of it.
Hershey's Mill is an 800-acre gated active adult community in West Chester, Chester County, Pennsylvania — built starting in 1974 and developed over four decades into approximately 1,700 homes organized into 25 distinct villages. The community is anchored by an 18-hole Arthur Hills-designed championship golf course, 24-hour security at the main gate, and a master amenities package covering pools, tennis, bocce, walking trails, and a community center. It is the largest gated 55+ community in the Philadelphia suburbs by a significant margin.
Hershey's Mill is resale only. There is no builder. You are buying an existing home from a prior owner, in a village with its own architecture, its own village HOA, its own history. The community is not new — it's a fully formed place that's been lived in and shaped by five decades of residents. That is precisely what draws most buyers to it.
Every Hershey's Mill buyer pays two HOA fees, not one. The master community fee and the village fee. Getting the right answer to “what's the HOA?” requires both numbers.
Master Community Fee: Covers the gates, security staff, golf course grounds and infrastructure, community pools, tennis courts, bocce courts, walking trails, community center operations, and road maintenance within the 800 acres. This fee is the same for all residents regardless of village.
Village Fee: Each of the 25 villages has its own homeowners association that handles exterior maintenance for that specific village — typically covering roof replacement, exterior paint, landscaping of common areas within the village, and sometimes exterior structural repairs. Village fees vary significantly by village based on the age and condition of the structures, what the village HOA covers, and the number of units sharing the cost.
The combined total is what you actually pay each month. Buyers who only get the master fee and stop asking have an incomplete picture. Always ask: “What is the master fee AND what is this village's fee?”
Hershey's Mill's 25 villages span a wide range of home types, sizes, prices, and locations within the 800 acres. Some sit adjacent to the golf course; some are wooded; some are more condo-like; some are single-family detached. Here is the full village list — confirm which home types and current pricing apply by village with your agent, as individual villages shift with resale availability:
Village list for orientation. Home types, HOA coverage, and pricing vary by village — verify with your agent and the specific village HOA documents before making an offer.
The Arthur Hills-designed 18-hole championship course is the physical and social centerpiece of Hershey's Mill. Ownership of a home in the community does not automatically include golf membership — golf membership is a separate arrangement. Some villages have deeded access rights; others do not. If golf is a primary reason you're considering Hershey's Mill, confirm the golf membership structure for the specific village and home you're evaluating before proceeding. The course is maintained to a high standard and serves as one of the primary social anchors for residents who play.
Chester County effective rate approximately 1.9%. File the PA Act 1 Homestead Exemption with Chester County by March 1 after closing. If your household income qualifies (under $45,000 after SS exclusion), file PA Form PA-1000 annually by June 30 for an additional rebate up to $1,000. Both programs are easy to file; neither is automatic.
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