The Villas at Five Ponds is a 280-unit active adult community in Warminster that’s been attracting 55+ buyers since 2005. Located just 20 miles north of Philadelphia, this established community offers resort-style amenities and low-maintenance ranch living in one of Bucks County’s most convenient locations.
If you’re considering a move to a 55+ community in Bucks County, The Villas at Five Ponds deserves a close look. Here’s everything you need to know about this mature community – from home styles and HOA fees to lifestyle perks and market insights.
Quick Overview: What Makes The Villas Special
The Villas at Five Ponds stands out for several key reasons. This is a FULLY BUILT community – no construction noise, no uncertainty about future amenities. Everything promised has been delivered, and residents have been enjoying the complete package for nearly two decades.
The community features 280 attached ranch-style villas spread across 70 buildings in a park-like setting. Each home sits at the corner of a quad configuration, giving you maximum exposure and privacy. You’ll find scenic walking trails around a central pond, plus the bonus of Five Ponds Golf Course right next door.
Who This Community Is Best For:
- Active adults wanting resort-style amenities without resort prices
- Couples seeking single-level living with attached garage convenience
- Social butterflies who want a packed calendar of activities
- Golf enthusiasts (proximity to Five Ponds Golf Course)
- Anyone wanting established community feel versus new construction
Home Styles and Floor Plans
All homes at The Villas are single-level ranch-style attached villas – perfect for aging in place without stairs to worry about. The community was built between 2005-2006 by McGrath Homes, so you’re looking at nearly 20-year-old construction with mature landscaping.
Current Home Specifications:
- Square footage: 1,800 to 2,390 square feet
- Bedrooms: 2-3 bedrooms
- Bathrooms: 2-3 full bathrooms
- Garage: 2-car attached garage (standard)
- Style: Ranch with designer interiors
Popular models include the Mulberry (2 bed/2 bath, 1,800 sq ft) and Rosewell (2 bed/2 bath, 2,100 sq ft). Homes feature luxury touches like circle-top windows, whirlpool tubs in master suites, and gourmet kitchens with 42-inch custom cabinets.
Since this is a resale-only community, each home has been personalized by previous owners. You might find updated kitchens, finished basements, or custom landscaping – but you’ll also want to budget for any updates to match your preferences.
Lifestyle and Amenities: Resort Living Made Real
The clubhouse at The Villas is IMPRESSIVE – and we mean that. This isn’t a basic community room with folding chairs. You’re getting resort-style facilities that rival much more expensive communities.
Clubhouse Amenities:
- Heated indoor pool AND free-form outdoor pool
- Full fitness center with strength and cardio equipment
- Card room and billiards lounge
- Grand ballroom with attached catering kitchen
- Business center and library
- Tennis and basketball courts
Outdoor Features:
- Walking and jogging trails around scenic pond
- Terraced areas and shaded verandas
- Pool deck overlooking the grounds
- Proximity to Five Ponds Golf Course
The activity calendar is PACKED year-round. We’re talking art classes, casino trips, water Zumba, movie clubs, holiday parties, and even an annual spring prom! There are specialized groups like the Helping Hands Club and Singles Club, plus regular brunches and themed events.
HOA Fees and What to Ask About
Here’s where you need to ask the RIGHT questions. While we don’t have current HOA fee information, this is CRUCIAL data for your budget planning.
Questions to Ask About HOA Fees:
- What’s the current monthly fee and what does it cover?
- What’s been the fee increase history over the past 5 years?
- Are there any special assessments planned or recently completed?
- What’s included: landscaping, snow removal, exterior maintenance?
- Are utilities (water, sewer, trash) included or separate?
- What’s the reserve fund status for future capital improvements?
Pro tip: In established communities like this, HOA fees tend to be more predictable since major amenities are already built and maintained. But you’ll want to understand the long-term financial health of the association.
Location Perks: Warminster Convenience
Warminster puts you in the sweet spot – close enough to Philadelphia for easy access, but far enough out for suburban comfort and better value.
What’s Nearby:
- Major shopping at Willow Grove Park Mall and Horsham shopping centers
- Multiple healthcare facilities and medical specialists
- Easy access to Route 611 and Pennsylvania Turnpike
- Warminster Community Park (243 acres) for outdoor activities
- Washington Crossing Historic Park on the Delaware River
The location gives you suburban tranquility with urban accessibility. You can get to Center City Philadelphia in about 45 minutes, but you’re also close to great hiking trails, parks, and Bucks County’s charming small towns.
For more insight into other 55+ communities throughout Bucks County, you’ll find The Villas offers excellent value compared to newer developments.
Considerations and Tradeoffs
Every community has pros and cons – here’s the honest assessment:
Potential Drawbacks:
- Attached living – you’ll share walls with neighbors
- No new construction – homes are approaching 20 years old
- Resale only – limited inventory when available
- Established rules – community guidelines are set, less flexibility
- HOA dependency – your monthly costs and community decisions are tied to association management
Major Advantages:
- Proven track record – 18+ years of successful operation
- Mature landscaping – no waiting for trees to grow
- Established social groups – easy to plug into existing activities
- Known quantities – no surprises about amenities or build quality
- Golf course access – rare perk in this price range
Resale and Market Tips
The Villas at Five Ponds has shown solid market performance over the years. Recent sales have ranged from $465,000 to $575,000, with an average around $557,500.
Market Insights:
- Low inventory is common – when homes come available, they often sell quickly
- Corner units and golf course adjacent homes command premium pricing
- Updated kitchens and baths significantly impact resale value
- Original condition homes may need $25,000-$50,000 in updates
If you’re selling to buy here: The transition timing is CRITICAL. We often see buyers who fall in love with a villa but haven’t prepared their current home for sale. Having your ducks in a row before you start shopping gives you a major advantage.
If you’re buying for investment/eventual resale: Focus on units with golf course views or end positions. These features consistently outperform in this market.
Ready to Explore The Villas at Five Ponds?
The Villas at Five Ponds offers a compelling combination of established community living, resort-style amenities, and Bucks County convenience. For active adults seeking single-level living without the premium pricing of brand-new developments, this community delivers excellent value.
Current inventory at The Villas is limited – as with most desirable 55+ communities, homes don’t stay on the market long. When the right property becomes available, you’ll want to move quickly with a qualified agent who knows the community inside and out.
Contact Christina Swain today to discuss current availability at The Villas at Five Ponds and schedule a private tour. We’ll help you understand the market dynamics, evaluate any available properties, and position your offer competitively in this sought-after community.
Call us at [PHONE] or email [EMAIL] – we’re more than willing to help you explore whether The Villas at Five Ponds is the right fit for your next chapter!