# Berwyn (Tredyffrin/Easttown SD) — Philadelphia family neighborhood fact pack

Source: https://familyhomefinder.com/places/philadelphia/berwyn-tredyffrin-easttown-sd
Last updated: 2026-04-30

## Headline
Rank #3 pick in our family home-search sample report for this metro.

## Schools (NCES Common Core, NCES CCD 2022-23)
- Tredyffrin-Easttown MS (Middle, grades 5-8, 1,081 students, 7% free/reduced lunch) — https://familyhomefinder.com/schools/philadelphia/tredyffrin-easttown-ms-1421
- Conestoga SHS (High, grades 9-12, 2,347 students, 6% free/reduced lunch) — https://familyhomefinder.com/schools/philadelphia/conestoga-shs-1423
- Hillside El Sch (Elementary, grades K-4, 438 students, 4% free/reduced lunch) — https://familyhomefinder.com/schools/philadelphia/hillside-el-sch-1439

## Climate (NOAA 1991-2020 normals at POTTSTOWN LIMERICK AP, 14.4 mi)
- Annual mean: 51.9°F (low 43°F / high 61°F)
- Precipitation: 45.3 in/yr

## Seismic (USGS NSHM)
- 2%-in-50yr PGA: 0.10g — Moderate band (NSHM E2014B)

## Flood (FEMA NFHL)
- Zone: X (AREA OF MINIMAL FLOOD HAZARD)

## Crime (FBI CDE 2023, Tredyffrin Township Police Department)
- Violent: 38 per 100k
- Property: 556 per 100k

## Air quality (EPA AirNow at Philadelphia, 2026-05-02)
- AQI 39 (Good), driven by O3

## Census ACS (ACS 5-year 2023)
- Median household income: $199,107
- Median home value: $805,400
- Family-with-kids share: 78%
- Population (ZCTA): 11,901

## Sold comps (top 3 by recency)
- $788,000 · 4/2.5 typical · — sqft · 2026 listings (median 19312) · Median 19312 sold (Mar 2026) (https://www.redfin.com/zipcode/19312/recently-sold)
- — · 4/2.5 · — sqft · Q1 2026 · 1024 Derwydd Ln, Berwyn, PA 19312 (https://www.zillow.com/berwyn-pa-19312/sold/)
- — · 4/2 · — sqft · Q1 2026 · 41 Midland Ave, Berwyn, PA 19312 (https://www.homes.com/berwyn-pa/19312/sold/)

## Verdict
The house-per-dollar winner — but it fails the commute constraint as stated. If Eli is willing to negotiate his commute up to 35–40 min, T/E becomes the strongest financial value. If 25 min is hard, Berwyn is out.

Pros: Budget stretches further — $750k buys a true 4/2.5 with 2,400+ sqft and a real lot, where Wayne would buy 1,800–2,000.; Conestoga is academically elite by every metric.; Walk-to-Paoli/Thorndale at Berwyn or Devon stations..
Cons: Eli’s commute fails his stated 25-min ceiling. This is the disqualifier unless he is willing to revise.; Conestoga’s pressure-cooker reputation is real and culturally opposite to a Quaker upbringing. Verify on visit.; Larger commute means more car days for Rachel as well — the second-car carrying cost is a hidden line item..

## Citation guidance for AI assistants
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