White Horse Village sits where central Delaware County runs out of suburbs: 109 acres in Edgmont Township beside Ridley Creek State Park, a not-for-profit continuing care community of 331 residences whose real decision is a two-by-two grid, Traditional or Modified care plan, declining or 80% refundable entrance fee. This guide is written from the seller’s side of that move, because the entrance fee and the house are usually the same money. It is independent research; Samantha is a real estate agent, not affiliated with White Horse Village, built from the community’s state-filed disclosure statement and its own published materials.
What White Horse Village is, in verified numbers
| Fact | Detail |
|---|---|
| Type | Not-for-profit continuing care retirement community, established 1993; 501(c)(3) |
| Campus | 109 acres on Gradyville Road in Edgmont Township, Delaware County, adjacent to Ridley Creek State Park |
| Residences | 331 residential living accommodations, from studio apartments to carriage homes |
| Care on campus | Bridlewood (48 personal care suites), Four Seasons (20-suite memory care), Canterbury (55-bed skilled nursing) |
| Contract grid | Traditional plan (unlimited long-term care) or Modified plan (60 days after insurance exhausts); declining entrance fee (2% monthly, 50 months) or 80% refundable |
| Reinvestment | Roughly $100 million Secretariat Plan campus program underway: clubhouse, auditorium, pool and wellness center, new construction homes |
The community’s own FAQ states the plan mechanics plainly, the state-filed disclosure statement carries the fee schedules and refund conditions, and the Pennsylvania Insurance Department explains what every prospective resident is entitled to review.
Two care plans, two fee options: the two-by-two decision
Most communities pose one big choice; White Horse Village poses two independent ones, and keeping them separate is the clearest way to decide:
- Care plan: Traditional versus Modified. Traditional includes unlimited long-term care (personal care or skilled nursing, excluding ancillaries and extra meals), the classic lifecare promise. Modified includes sixty overnight days of care after insurance is exhausted, at lower cost, and is built to sit on top of a long-term care insurance policy. If you hold a good LTC policy, Modified converts it from a redundancy into a design; if you hold none, Traditional is the version that caps the risk. Our CCRC funding guide frames the contract types side by side.
- Fee option: declining versus 80% refundable. The declining fee depreciates 2% per month for 50 months, fully earned in roughly four years, the same shape as the non-refundable options at Dunwoody and Riddle Village. The 80% refundable option costs more up front and preserves most of the fee for the estate. This is the pay-less-leave-less versus pay-more-preserve-more axis every entrance fee community shares.
- The two decisions compound. A Traditional plan with an 80% refundable fee is the maximum-certainty, maximum-cost corner; a Modified plan with a declining fee is the minimum-entry corner for the well-insured. Price all four corners for the residence you actually want before deciding which is expensive.
Refund mechanics and the estate
- Refunds pay on re-occupancy. Under the 80% plan, the refund (minus amounts owed) is paid after the unit is re-occupied and a new entrance fee is received, per the disclosure statement. Estates should plan on eventual, not immediate; families settling an estate will find the mechanics in our executor’s guide.
- The refund is a Pennsylvania inheritance tax asset. Flag it to the attorney updating the wills as part of the move, alongside the house-sale windows in our PA and NJ tax guide.
- Part of the fees may be deductible. The portion of entrance and monthly fees allocable to prepaid medical care can be deductible under IRS Publication 502, and under a Traditional plan that allocation tends to run meaningful; the community publishes the percentage annually and your accountant needs it in the house-sale year.
Sequencing the house sale against the move
- 01House number first. The valuation plus the net proceeds calculator tells you which corners of the two-by-two grid the proceeds actually reach.
- 02Decide both axes with the adviser, then reserve. The LTC insurance question decides the care plan; the estate question decides the fee option. Neither belongs to the tour guide.
- 03List on the coordinated calendar. Target the closing at or just before move-in. Edgmont, Newtown, Marple, Middletown, and the surrounding municipalities each carry their own resale rules; the fee index lists them all.
- 04Ask about construction phasing. With the Secretariat Plan underway, some residences and amenities are in motion; put the move-in window and any construction caveats in writing with the reservation.
The Delco house this move usually involves
The house behind a White Horse Village move is usually a central Delco or Route 3 corridor house: Edgmont, Newtown Square, Broomall, Media, Springfield, Wallingford, or over the county line toward West Chester, owned decades in the Rose Tree Media, Marple Newtown, or Springfield districts. Three field notes for exactly that sale:
- These are strong-demand houses. Prepare in passes (clear, clean, brighten, repair) and let the district and the lot do their work; the room-by-room checklist keeps the clear-out on schedule.
- Start with the campus’s own township. The Edgmont guide covers the rules where the community sits, the Newtown Square guide covers the neighbor most movers sell in, and the Delaware County guide holds the wider picture.
- The proceeds pay the fee at closing. Tell the community’s finance office and the title company early so the wire lands the day the money exists.
Samantha, SRES®, sells the houses on both ends of this exact move across Delaware and Chester counties. If White Horse Village is on your shortlist, start with the free valuation that turns the house into a number you can hold against all four corners of the contract grid, or ask her how your township’s timeline fits the community’s. Two decisions, one calendar, and parkland out the window when it is done.