Unionville-chadds Ford Sd, PA

Original Research by School Decision on Unionville-chadds Ford Sd

Unionville-Chadds Ford School District serves a mid-sized enrollment across kindergarten through grade 12 from communities in Chester County, Pennsylvania, with one municipality (Chadds Ford Township) in Delaware County. The district's student body is predominantly white, with a meaningful share of Asian students and smaller populations of Hispanic, multiracial, and other students represented. The racial and ethnic breakdown reflects a moderately diverse suburban district.

On state assessments in grades 3 through 8, the district shows solid performance. English language arts proficiency stands above three-quarters of students, while mathematics proficiency is in the mid-seventies. Both measures place the district in the top quartile among Chester County's other districts for overall proficiency. The district also leads its county peers in chronic absenteeism, with rates well below the median, suggesting strong student engagement and attendance culture.

The district operates six schools: three elementary buildings (Pocopson, Chadds Ford, Unionville, and Hillendale), one middle school (Charles F. Patton), and one high school (Unionville). No graduation rate data was available, so prospective families would want to ask the district directly about college and career outcomes for its seniors. State testing data for high school grades was not provided, so the picture of secondary academic performance beyond the middle grades remains incomplete.

The communities served by the district span several Chester County townships and boroughs with varying housing costs and character. Housing values range considerably across the district's footprint, from lower-priced areas around Coatesville to higher-priced areas in Chadds Ford and West Chester. Rents likewise vary, though the weighted average suggests moderate rental costs for the region. The housing market has appreciated modestly year-over-year. The estimated monthly mortgage payment and rent-to-income ratios indicate housing is moderately accessible relative to median household income, though this masks variation within the district. Per-pupil spending sits in the upper range among county peers, indicating substantial resource investment in schools.

A significant facilities and financial issue is now underway. The district is moving forward with a complete replacement (rather than renovation) of Charles F. Patton Middle School, which is over 50 years old and serves all district middle schoolers. The project's cost has grown substantially, and the district has committed to funding it through annual property tax increases that will stay within the state's Act 1 Index cap, avoiding a referendum. However, this means sustained year-over-year tax increases for a multiyear period, a material change in carrying costs for homeowners that is worth understanding before relocating to the district. The 2024-25 budget already included property tax increases, with the Chadds Ford Township rate change being particularly meaningful.

In pedagogy, the district has launched "Literacy Launchpad," a district-wide shift to science-of-reading aligned literacy instruction at the elementary level. This reflects a deliberate move toward research-backed early literacy methods and represents a district-level commitment to how young students are taught to read.

Families considering Unionville-Chadds Ford should plan for ongoing tax conversations as the middle school replacement project advances and consider the full cost picture of homeownership or renting in the district. The academic performance is solid and district resources are substantial, but the financial trajectory and facilities timeline are important context for a long-term housing and schooling decision.

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District Context

Officially reported figures, 2024-25.

Enrollment

3,747

Grades

KG–12

Schools

Student body

Hispanic 6%

Black 2%

White 74%

Asian 15%

Two+ 4%

Am. Indian / AK Native 0%

Hawaiian / Pac. Isl. 0%

By economic status

Percent proficient by grade, as reported

Economically disadvantaged

Not disadvantaged

ELA

Gr 3

67%

—

Gr 4

45%

—

Gr 5

43%

—

Gr 6

43%

—

Gr 7

63%

—

Gr 8

45%

—

Gr 38

51%

—

Math

Gr 3

67%

—

Gr 4

60%

—

Gr 5

47%

—

Gr 6

29%

—

Gr 7

47%

—

Gr 8

50%

—

Gr 38

50%

—

Schools in this District

6 schools are officially reported under this district.

Academic Performance

Percent of students meeting or exceeding state standards, by grade.

Mathematics

1 grade reported

74%

Grades 3-8

English Language Arts

1 grade reported

81%

Grades 3-8

Housing & Real Estate

Data as of April 2026 | District-weighted from constituent ZIP codes

Home Values

Typical home value$602,928

Year-over-year change+2.6%

Range across 7 ZIP codes$388K to $728K

vs. state typical2.11x

vs. national typical1.64x

Home value trend (12 months)

ZIP code home values (7 ZIP codes)

ZIP	City	Value	YoY	Weight
19348	Kennett Square	$625K	+1.9%	29.6%
19382	West Chester	$676K	+2.3%	21.9%
19317	Chadds Ford	$728K	+3.4%	20.8%
19320	Coatesville	$388K	+3.4%	18.4%
19390	West Grove	$492K	+1.8%	8.2%
19342	Glen Mills	$689K	+3.4%	0.4%
19311	Avondale	$610K	+2.0%	0.1%

Rental Market

Typical monthly rent$2,188/mo

Year-over-year change+6.5%

Range across 5 ZIP codes$1,861 to $2,426/mo

Rent trend (12 months)

ZIP code rents (5 ZIP codes)

ZIP	City	Rent/mo	YoY	Weight
19348	Kennett Square	$2,260	+6.4%	29.6%
19382	West Chester	$2,201	+6.3%	21.9%
19317	Chadds Ford	$2,357	—	20.8%
19320	Coatesville	$1,861	+6.8%	18.4%
19342	Glen Mills	$2,426	+14.0%	0.4%

Affordability

Est. monthly mortgage (20% down at 6.48%)$3,042/mo

Home price / national median income7.2x

Annual rent / national median income31.4%

Est. mortgage exceeds rent by$854/mo

Comparison

State typical home value$286,387 (+2.4% YoY)

National typical home value$368,198 (+0.6% YoY)

State ZHVI trend (12 months)

National ZHVI trend (12 months)

Economic Context

30-year fixed mortgage rate6.48%

National unemployment rate4.3%

National median household income$83,730

CPI: Rent of shelter (index)447.05

30-year fixed mortgage rate (12 months)

National unemployment rate (12 months)

National median household income (12 months)

CPI: Rent of shelter (index) (12 months)

Sources: Zillow Home Value Index and Zillow Observed Rent Index (Zillow Group), Realtor.com via Federal Reserve Bank of St. Louis (FRED)

Data Currently Unavailable

Civil Rights Data (CRDC)

This profile is derived exclusively from publicly available federal and state datasets. It may not reflect the most current information available. We encourage parents and families to supplement this data with information published directly on the school’s website, which may include more recent figures, additional programs, or updated enrollment data.