Village of Little Mill Townhomes for Sale

Living in Village of Little Mill

Village of Little Mill is the top of the attached-home market in Pine Hill Borough, and it earns that position on structure rather than on finishes. It sits on Gristmill Lane, Mill Stream Road, Players Lane, Golf View Court and Forrester Avenue, built in two distinct phases — 1990 on the Gristmill and Mill Stream side, 2002 on Players Lane and Golf View Court — near the golf course on the borough's western side.

Here is what separates it from every other attached community in town. These townhomes have garages and they have basements. Nothing else in Pine Hill's attached market has either — the condominium communities across the borough are all slab construction with parking lots, no basements and no garages. A garage and a full lower level is roughly the difference between a townhome and a house in terms of how you actually live in it, and it is the reason this community holds the prices it does.

The plans run three bedrooms with two and a half baths as the standard, with two-bedroom units in the mix, in Colonial, Traditional, Contemporary and AirLite styles. Both interior-row and end-of-row configurations trade; the end units carry the extra windows and the wider footprint. The 2002 phase carries garages more consistently than the 1990 phase, so confirm which side of the community a listing sits on and whether that specific unit has one — it is the single biggest variable in price here and it is not something the subdivision field will tell you.

The association is structured differently from the rest of the borough, and the difference is worth understanding rather than just noticing. The monthly fee here is a small fraction of what the condominium communities charge — and that is because it covers only the common areas, lawn maintenance and snow removal. Exterior building maintenance is not included. The roof, the siding and the structure are the owner's responsibility, the way they would be on a single-family house. Set against a community like Mason Run, where a much larger fee covers the building itself along with a pool and tennis courts, this is the opposite arrangement: you keep the money and you keep the obligation. There is also a capital contribution collected from the buyer at settlement, separate from the monthly fee.

For a lot of buyers that trade is exactly right — particularly anyone who has owned a house before, is comfortable managing a roof replacement, and does not want a four-figure annual fee for amenities they will not use. For a buyer who wants to hand off all of it, the fee-bearing communities across the borough are the better fit even at a higher monthly number.

Construction is standard for the eras involved, with central air, public water and public sewer. Condition varies by phase and by owner, though this stock is younger than most of Pine Hill's attached housing and has generally been maintained accordingly.

One thing to watch when searching: the MLS truncates the community name, and at least one listing here carries a Laurel Springs city line. These homes are in Pine Hill Borough regardless of what the city field says, on Pine Hill taxes and services, and they are served by Pine Hill Borough Board of Education with Overbrook High School for the upper grades.

Buyers looking here should also see Tall Pines and Mason Run in the middle of the borough's attached market, Bromley Estates on the golf course, and Madison Village if no association at all is the goal. The full field is on Pine Hill condos and townhomes, and recently sold homes shows where these have been landing.