What Villas at Five Ponds Is
The Villas at Five Ponds is a 55+ carriage home community of 280 attached homes in Warminster Township, built by McGrath Builders around 2008, positioned directly across from and adjacent to Five Ponds Golf Course — a public 18-hole course that residents can access. About 36 homes are positioned on or overlooking the golf course fairways; the remainder surround the community's 10,000-square-foot clubhouse and pond. All homes are quad-style (4 homes per building) with single-level living, 2–3 bedrooms, 2–2.5 baths, and oversized 2-car garages. Home sizes run approximately 2,100 to 2,400 square feet.
Villas at Five Ponds sits in a well-documented sweet spot in the Bucks County market: larger than a condo community like Centennial Station, with resort-quality amenities, attached carriage homes that eliminate exterior maintenance, and golf access — all at a price point meaningfully below the large detached SFH communities. For buyers who want golf access and serious amenities without paying Hershey's Mill prices, this is the argument.
Five Ponds Golf Course: Public Access with a Private Feel
Unlike Hershey's Mill where golf access is tied to community membership structure, Five Ponds Golf Course is a public 18-hole course directly adjacent to the community. All Villas at Five Ponds residents can play. The course is an 18-hole layout with water features and four sets of tees accommodating all skill levels. For buyers who want golf access without the complexity of a private club membership structure, this is a clean arrangement. The 36 fairway-adjacent homes carry a premium because of their views — ask your agent specifically about these when available.
Clubhouse Amenities
Homes
Quad-style carriage homes — 4 units per building, designed so every unit is effectively a corner configuration with windows on three sides. Floor plans in four models offering 2,100–2,400+ sq ft with single-level living, oversized 2-car garages, decks or patios, and open-concept layouts. The HOA covers exterior maintenance, landscaping, and snow removal. Verify current resale availability and pricing on MLS.
Cost Structure
| Item | Detail | Notes |
|---|---|---|
| Home Price | Verify current MLS | Fairway-adjacent homes carry premium — ask agent specifically |
| HOA Fee | Verify with HOA | Covers exterior, lawn, snow, clubhouse, both pools, golf course access |
| Property Tax | ~1.8% effective (Bucks Co.) | Warminster Township — confirm with Bucks County assessment |
| PA Act 1 Exemption | File by March 1 | Primary residents |
Related Research
Hershey's Mill — Private Golf Community in Chester CountyHeritage Creek Estates — Larger Bucks County OptionCentennial Station — Affordable Condo Alternative in WarminsterAll Bucks County 55+ CommunitiesPhiladelphia Market HubTalk to a Villas at Five Ponds Specialist
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