Thoughts on Cochranville please. (Philadelphia, Lancaster: transplants, real estate, apartment)

[AutumnSunset]

Hello!

I would appreciate any thoughts/knowledge you may have about Cochranville. I am looking to move in the next year or so and am look for a rural area to settle into.

I have looked at real estate before in NEPA, but things have changed, and I am looking to be closer to Philly (within an hour commute). I do have family in NEPA also.

I am looking for a small farmette, on 2 acres. I am looking for a quiet area.

I am not familiar with the Cochranville, nor is my family. If you could tell me the good and the bad, I would appreciate it.

I apologize if this is in the wrong forum, I didn't see one that was more appropriate to post my question in.

When are you moving? Within a year.
Where are you coming from? NYC
Why are you moving? Looking to leave this area, but be close enough to visit family.
Where will you be working? Philadelphia
Have you been here yet? Yes
Will you buy or rent? Buy
If buying, are you looking for a house or a condo? How much can you spend? House; under $300,000.00
If renting, are you looking for an apartment, a townhouse or loft? How much can you spend? N/A
Do you prefer hi-rise or walk up? N/A
Are you married or single? Do you have children? Single- for now.
Do you prefer public or private schools? For kids in the future- I do not have a preference as long as the school in good.
Do you have pets? Yes
Do you want or need a yard? Yes
Are you keeping a car? Yes
Do you prefer bustling activity or calm and quiet? Calm & quiet
What do you want to be closest to? Work
Work
Shopping
Basic services (supermarket, drugstore, etc.)
Train or subway stations
Do you want to live with people of a similar age, race, religion or sexual preference or do you prefer a diverse neighborhood? Same.

[toobusytoday]

According to google maps that's just over an hour commute, but I don't think that's very realistic. The chance of no accidents, construction delays, bad weather delays or plain old heavy traffic seems slim. If I were you, I would make the commute less and look for a smaller lot. The schools will be better closer in as well.

[Road_Warrior]

Here's your problem: Cochranville takes 20 minutes in the morning to Route 30, which is a traffic mess, which empties onto 202N, which is another traffic mess, which creeps up to I-76, which is extremely stressful and infamous for traffic, before you hit the streets of Center City.

If you just wanted I-95 to deal with (much less traffic than the above routes) you could have an affordable farm Near New London, PA, or Elkton, MD. You could have a reliable 50 minutes to work that way, and at least have public trans without driving to Paoli.

If you don't mind 76, the Turnpike is a very quick road which could get you cheap farmland right along the Berks border around Morgantown.

If you wanted farmland nearby, why not try Jersey.

[AutumnSunset]

Thank you for your replies.

Philadelphia is not set as to where I will be working so that changes things a bit. Too long to go into details, but I have flexibility as to where I will work.

If anyone has any more opinions on the area itself, please do share!

Thank you again.

[psonio7]

My parents have lived in Cochranville for the past 12 years (farm/horse ranch). I live in NW Philly next to Conshohocken (for work purposes). In non-rush hour I can be door to door in exactly 50 minutes. Add rush hour, it bumps up to 1.5-2 hours.

I do like the area very much. Many conveniences are built around there (in Parksburg, in Jennersville, and that whole new shopping center they are building in Oxford). Its definitely different than the city (in a good way). You can feel rural, yet be no more than 10-20 minutes from anything you'd need. Lancaster is 30 mins up the street, Baltimore about 1.25-1.5 hours away, etc.

It is quiet, it is mostly civilized. When my parents first moved there, it seemed very rural, but I have noticed over the years, the traffic has increased, the houses are being built, etc. That Turkey Hill used to only have 2 gas pumps...

Before long, it'll just be another suburb. The only thing keeping it farmland is Upper Oxford's property requirements with acreage. Overall, I'd give the area a thumbs up. The longtime locals are now accepting and very welcoming of transplants.

[AutumnSunset]

Thank you Psonio for sharing your feelings and input! It sounds very encouraging. I plan on seeing some houses in the next few weeks. I am glad to hear that you like the area! Your words are music to my ears (eyes)!

Thanks again.

[scosm]

I don't know anything about Cochranville specifically, but I grew up not too far away in Chester County and it is a beautiful area. I have spent a lot of time in the Cheslen Preserve which is a few miles away from Cochranville, which is an amazing place. Definitely check that out if you move there!

[AutumnSunset]

Thank you Scosm! I will look in to that.

I appreciate your feedback.