The Philadelphia suburbs are one of the most active new construction 55+ markets in the Northeast. Toll Brothers' Regency brand alone has five active or recently opened locations across Bucks and Montgomery counties, making this the most concentrated Toll Brothers 55+ market outside of Arizona and Florida. If you're looking for a new home with your finishes, your floor plan, and a builder warranty, the Philadelphia suburbs have more options in this category than almost anywhere in the Mid-Atlantic.
This guide covers every active new construction 55+ community in the market as of mid-2025, what each offers, and how the new construction process works in the 55+ context.
Active New Construction 55+ Communities
How New Construction 55+ Works in the Philadelphia Market
Step 1
Visit the Sales Center Without Your Own Agent First
Toll Brothers and other builders have their own sales representatives on site. You can visit the sales center, tour model homes, and get pricing without an agent. Important: if you want buyer agent representation (which is generally advisable), you typically need to register your agent on your first visit. Walking in without registering an agent on your first visit often forfeits your right to buyer representation under builder agreements. Bring or register your agent on visit one if you want representation.
Step 2
Understand the Base Price vs Final Price Gap
Builder advertised pricing is the base price for the most basic floor plan and lot. The final price after structural upgrades, elevation changes, lot premiums, and design center selections typically runs 20%–40% higher than base. A community advertising from $600,000 commonly delivers finished homes at $750,000–$900,000+ once buyers make typical upgrade selections. Budget realistically from the start.
Step 3
Negotiate at Contract, Not After
Builders rarely discount base price in strong markets. Negotiation leverage points are lot premiums (sometimes negotiable), builder closing cost contributions, free structural options from a predefined list, and design center credits. All leverage exists at contract signing. Once you're in construction, leverage disappears.
Step 4
Timeline: 8–14 Months from Contract to Close
New construction timelines in this market run 8–14 months from contract signing to settlement. Spec homes (already under construction, no customization) close faster. If you have a home to sell, coordinate the sale and construction timelines carefully — most buyers sell their current home with a leaseback or temporary housing bridge rather than simultaneously close both transactions.
New Construction vs Resale at Hershey's Mill: A Real Comparison
The most common comparison buyers make in this market is a new Regency community vs resale at Hershey's Mill. New Regency wins on: custom specs, builder warranty, modern floor plan, newer energy efficiency. Hershey's Mill wins on: established social community, on-site golf, 800-acre gated setting, exterior maintenance included in village HOA. The financial comparison at similar purchase prices is roughly equivalent over 20 years. The decision comes down to whether you're optimizing for the home or the community.
Talk to a New Construction Specialist
Our specialists have current pricing, available lots, and builder incentives at every active Regency and Four Seasons location in the Philadelphia market. Free consultation.
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