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A little taste of the rustic, between Philly and Allentown

One in a continuing series spotlighting real estate markets in the region's communities. I first saw Silverdale on a chilly, damp day in early June, so I thought I'd make a return trip to get a better read on this tiny Bucks County borough.

One in a continuing series spotlighting real estate markets in the region's communities.

I first saw Silverdale on a chilly, damp day in early June, so I thought I'd make a return trip to get a better read on this tiny Bucks County borough.

Of course, I picked a gray and humid day in early July, but I decided that waiting for perfect weather might mean putting off Silverdale forever.

If you can't place it, the Borough of Silverdale is one of those little gems you come across when you're heading from Philadelphia to Allentown on Route 309 and have enough time to get off the highway and look around.

In this case, that means taking the Souderton exit on Route 309, then heading north on Route 113 for a few miles until it becomes Main Street. The intersection with Route 152 is an indicator you have arrived.

Head a little farther on Route 113 and you'll reach Bergey's Tire and Auto Service Center and Detlan Equipment (John Deere) on what has now turned into East Main Street.

The Bolton Farm Market, which is known for its homegrown turkeys and the fresh produce grown on the 28 acres behind the market, is on the right. (The map shows that the farm is in Hilltown Township.)

What catches your attention about Silverdale right away is how rural it is and how many of the houses along the road look as if they haven't yet left the middle of the 19th century.

That's not quite true: Many recent real estate transactions were for townhouses and ranchers built only as far back as the 1980s. But as the borough emphasizes, "Silverdale homes have character," and that word typically is applied to pre-World War II construction.

Like other postage-stamp-size boroughs in the Philadelphia region, there isn't much happening in the Silverdale real estate market. There are only 329 housing units in a community of 0.4 square miles that is surrounded by Hilltown Township.

Hilltown averages about 35 real estate transactions a quarter, while Silverdale often manages only one sale every three months.

Diane Williams, of Weichert Realtors in Blue Bell, notes, "Silverdale is a small town with that 'small-town spirit.'

"People say that the caring of current and former residents makes Silverdale a great place to raise a family," she says.

Typically, there are only a handful or two sales here every year. For example, seven houses sold in the last 12 months, ranging in price from $214,900 to $285,000, says Williams.

All were single-family detached houses, ranging from "older, stately brick [homes] to ranch homes," she says.

Two houses were sold in the last six months, Williams says: One was a 26-year-old townhouse that sold in seven days for $230,000; the other was a 26-year-old, two-story single-family detached Colonial that sold in 133 days for $254,000.

"I went back 1,000 days [in the Trend Multiple Listing Service], and the highest sold price was $348,000," she says.

To compare, Hilltown Township's latest median sale price, from first quarter 2016, was $285,000, based on 35 transactions. Bucks County's median price was $265,000 on 1,400 sales in the same first-quarter period, according to Berkshire Hathaway Home Services Fox & Roach Realtors' HomExpert Market Report.

Currently, there are four active listings in Silverdale. Three have been on the market for a short time, one for the current average of 70 days. They are a 27-year-old townhouse for $225,000; a 57-year-old rancher for $269,000; a 26-year-old twin home for $229,000; and a 27-year-old one-story Colonial-style single for $339,000.

As with Hilltown and surrounding communities, Silverdale is within commuting distance of Philadelphia, Allentown and Doylestown, and shopping malls are close by.

It is part of the Pennridge School District, whose Penn Central Middle School is located in the borough.

The Pennridge Community Center offers a variety of activities to those 55 years and older.

Al Reese Park is being improved, with a new parking area and new playground equipment. Basketball and tennis courts are being updated.

There may even be a pickleball court - as residents are requesting - "if funding allows," the borough website says.

aheavens@phillynews.com

215-854-2472@alheavens

Silverdale By the Numbers

StartText

Population: 859 (2014)

Median household income: $74,502 (2013)

Area: 0.4 square miles

Settlements in the last three months: 2

Homes for sale: 4

Average days on market: 70

Median sale price: $254,000

Housing stock: 329 units, built from the 19th century to the 1980s.

School district: Pennridge

SOURCES: U.S. Census Bureau; Diane Williams, Weichert Realtors, Blue Bell.EndText