The two most searched Philadelphia-area 55+ communities head to head — gated golf vs Toll Brothers luxury new construction. Real HOA fees, county tax difference, and who should buy which.
Hershey's Mill and Regency at Yardley represent the two dominant options at the top of the Philadelphia-area 55+ market — and the buyers who visit one almost always look at the other. They're not competitors in the usual sense: they're answers to fundamentally different questions. Hershey's Mill asks “where do I want to be?” Regency at Yardley asks “what kind of home do I want to build?” Here's the full picture.
This is the comparison point that surprises most buyers. Regency at Yardley has a single HOA fee covering clubhouse, lawn, and snow. Hershey's Mill has two: the master community fee covering gates, golf course grounds, roads, and shared amenities, plus a separate village fee covering exterior maintenance for your specific village. The village fee varies by village and can run equal to or greater than the master fee. A buyer who asks “what's the HOA?” at Hershey's Mill and gets told the master fee has heard only half the answer.
The two-fee structure at Hershey's Mill does cover more: exterior maintenance, roofs, painting, and landscaping for individual homes are in the village fee, not your responsibility. That's meaningful — a roof replacement at Regency at Yardley is your bill. At Hershey's Mill it's typically the village HOA's. When comparing all-in monthly costs, the Hershey's Mill total is higher, but so is what it covers.
Regency at Yardley offers what resale communities never can: full customization before construction, the latest floor plans and energy efficiency standards, Toll Brothers' warranty coverage, and a home that reflects your preferences rather than the prior owner's. For buyers who have clear preferences about their home's finishes, layout, and specs, new construction's premium over resale is often justified.
Hershey's Mill offers what new construction never can: a community with genuine depth. Five decades of social infrastructure — clubs, activities, relationships, traditions — that no new community can replicate at opening. The 25-village structure means buyers can choose the village that matches their preference for home type, golf proximity, and price. When Regency at Yardley opened, the social scene was still forming. Hershey's Mill is fully formed and has been for decades.
At $700,000 purchase price: Chester County (~1.9%) runs approximately $13,300/year in property tax vs Bucks County (~1.8%) at $12,600/year — a $700/year gap, or $14,000 over 20 years in favor of Regency at Yardley on the tax line alone. Offset against: Hershey's Mill's village HOA covers roof and exterior maintenance that Regency buyers pay separately. A roof replacement at $18,000 every 25 years averages $720/year — essentially erasing the tax gap. The all-in financial comparison at similar purchase prices is roughly a wash. The decision comes down to lifestyle, not spreadsheets.
Our Philadelphia specialists have shown buyers through both communities and can give you a current picture of availability, actual HOA fees, and which community fits your specific situation. Free consultation.
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