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Talk to a Specialist →What Philmont 55+ Villas Is
Philmont 55+ Villas is a new construction 55+ community built on the grounds of the historic Philmont Country Club in Huntingdon Valley — a Montgomery County community that positions itself as the only active adult development in the Philadelphia market where residents live on a working country club campus with social membership included in their HOA. The HOA covers access to Philmont Country Club's restaurant and bar, recently renovated sport courts (tennis and pickleball), the club pool, a golf simulator, and ongoing events like wine tastings and live music. You don't have to join a club. You already belong.
The community is built by two sister NVR builders operating side by side: NVHomes (luxury tier, larger floor plans, more standard inclusions) and Ryan Homes (value tier, more accessible entry price). Both build on the same campus and share the Philmont club access. Huntingdon Valley sits in eastern Montgomery County near the Montgomery/Bucks/Philadelphia county lines — Jefferson Abington Hospital and Holy Redeemer Hospital are both within 10 miles. Trader Joe's and Whole Foods are nearby.
The Country Club Membership Angle — What's Actually Included
Most 55+ communities build amenities from scratch. Philmont 55+ leverages an existing private country club infrastructure that residents can't replicate for any individual HOA fee. The HOA social membership covers: the recently renovated restaurant and bar (which functions as the community's de facto social hub), a golf simulator, the club pool, tennis and pickleball courts, and organized events. Golf course play is not automatically included in the social membership — golf requires separate fees. But the dining, social events, and recreation infrastructure of a functioning private club is there from day one, before the community is even half-built.
Two Builders: NVHomes vs Ryan Homes
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What Makes Philmont Unique in the Market
- Fenced yards allowed — unusual for attached 55+ communities; important for pet owners
- Social club membership included in HOA — no separate club fee for restaurant, bar, pool, courts, events
- Two builder tiers — buy NVHomes for more included features; buy Ryan Homes for lower entry cost; same community
- First-floor primary suites on all floor plans — genuine aging-in-place design
- Dramatic 2-story great rooms on select plans — full-house feel despite right-sizing
- Multiple immediate move-in options (as of 2026) — choose move-in date from immediate to fall 2026
Cost Structure
| Item | Detail | Notes |
|---|---|---|
| Ryan Homes entry | From mid-$600s | Caroline plan 1,781 sq ft, 3 BR/2.5 BA, 2-car garage; September 2026 delivery |
| NVHomes | Higher than Ryan Homes | Larger floor plans to 3,900+ sq ft; more included luxury features; verify current pricing |
| HOA Fee | Verify with builder | Includes Philmont Country Club social membership — restaurant, pool, courts, events |
| Property Tax | ~1.7% effective (Montgomery Co.) | Huntingdon Valley — Eastern Montgomery County; confirm with assessment office |
| PA Act 1 Exemption | File by March 1 | Primary residents after closing |
Related Research
55+ Communities with Golf in the Philadelphia MarketNew Construction vs Resale — Decision GuideVillas at Five Ponds — Golf-Adjacent Alternative in Bucks CountyAll Montgomery County 55+ CommunitiesPhiladelphia Market HubTalk to a Philmont Specialist
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