Summary

For buyers considering Chester County, Malvern, Pennsylvania and Exton, Pennsylvania often rise to the top of the list. Both offer strong schools, access to major employment corridors, and convenient transportation — but they deliver very different lifestyles.

Malvern tends to attract buyers seeking historic charm, walkability, and a small-town feel, while Exton appeals to those prioritizing convenience, retail access, and a wider range of housing options. This guide breaks down schools, housing, taxes, commute patterns, amenities, and long-term value so you can decide which town aligns best with your priorities in 2026.

Table of Contents

1. Chester County Context: Why Malvern and Exton Are Often Compared

2. Housing Styles and Neighborhood Character

3. Schools and Educational Draw

4. Taxes and Cost of Living

5. Walkability, Downtowns, and Daily Lifestyle

6. Commute Access and Transportation

7. Who Malvern Is Best For

8. Who Exton Is Best For

9. Long-Term Value and Resale Considerations

10. Final Takeaways: Choosing Between Malvern and Exton

1. Chester County Context: Why Malvern and Exton Are Often Compared

Malvern and Exton sit just minutes apart, yet they function very differently. Both benefit from proximity to:

• Major employment centers along Route 202

• SEPTA regional rail access

• Highly regarded school districts

• A buyer pool that includes families, professionals, and relocators

Because they share geographic convenience but differ in layout and feel, buyers frequently compare the two when deciding where to settle.

2. Housing Styles and Neighborhood Character

Malvern

Malvern offers a more traditional borough feel, with a concentration of older homes near downtown and a limited supply of new construction.

Typical housing includes:

• Historic twins and single-family homes

• Renovated properties near the borough core

• Smaller, character-driven neighborhoods

Inventory is relatively tight, which often supports pricing stability.

Exton

Exton is far more housing-diverse. Development expanded significantly in the late 20th and early 21st centuries, resulting in a broader mix of options.

Buyers will find:

• Townhomes and condos

• Larger planned developments

• Newer construction options

• Communities with amenities like pools and gyms

Exton’s scale gives buyers more choice — but also creates variability in resale performance by development.

3. Schools and Educational Draw

School districts are a major factor in both markets.

Malvern

Malvern is primarily served by the Great Valley School District, which is widely regarded for strong academics and consistent performance. School quality plays a large role in sustaining demand and long-term home values.

Exton

Exton spans multiple districts, most notably:

• West Chester Area School District

• Downingtown Area School District

• Portions of Great Valley

This means school quality can vary meaningfully within Exton itself, making micro-location and exact school assignment especially important for buyers.

4. Taxes and Cost of Living

Property taxes in Chester County vary by township and school district, and Malvern and Exton are no exception.

General patterns buyers should understand:

• Malvern borough properties may have different municipal tax structures than nearby townships

• Exton’s taxes can vary significantly depending on school district and development

• Newer homes sometimes carry higher assessed values, impacting taxes

Buyers should evaluate total monthly carrying cost, not just purchase price, when comparing the two.

5. Walkability, Downtowns, and Daily Lifestyle

Malvern’s Lifestyle

Malvern’s downtown is compact, walkable, and community-oriented. Buyers often value:

• Coffee shops and local restaurants

• Community events and a small-town atmosphere

• Being able to walk to daily amenities

This appeals strongly to buyers relocating from more urban environments.

Exton’s Lifestyle

Exton is designed around convenience and access rather than walkability. It features:

• Major shopping centers and dining hubs

• Proximity to Exton Square Mall and big-box retail

• Easy access to gyms, services, and errands

Exton tends to favor a drive-oriented lifestyle with maximum convenience.

6. Commute Access and Transportation

Both towns benefit from strong transportation access, but in different ways.

Rail Access

• Malvern has a SEPTA station within walking distance of many borough homes

• Exton’s SEPTA station serves a wider area but often requires driving

Road Access

• Exton offers quicker access to Route 202, Route 30, and major employment corridors

• Malvern is slightly more removed but still well connected

For hybrid workers and relocators, both towns support manageable commutes — but lifestyle preference often determines which setup feels better.

7. Who Malvern Is Best For

Malvern tends to be a strong fit for buyers who:

• Value walkability and character

• Want a smaller, tighter-knit community

• Prioritize school district consistency

• Are comfortable with older housing stock

Malvern often appeals to buyers willing to trade size or newness for location and charm.

8. Who Exton Is Best For

Exton is often ideal for buyers who:

• Want newer construction or planned communities

• Prefer convenience and retail access

• Need flexibility in housing size and style

• Are less focused on a traditional downtown

Exton works particularly well for families seeking space and modern layouts.

9. Long-Term Value and Resale Considerations

Malvern

• Limited inventory supports pricing

• Borough walkability creates durable demand

• Homes tend to hold value well during market shifts

Exton

• Resale performance varies by development

• Well-located homes in strong school districts perform best

• Buyers should be selective to avoid oversupply risk

Both markets can perform well long-term — but for different reasons.

10. Final Takeaways: Choosing Between Malvern and Exton

There is no universal “better” choice between Malvern and Exton — only a better fit for your lifestyle.

Choose Malvern if you want:

• Walkable charm

• Community feel

• School district consistency

• Long-term stability through scarcity

Choose Exton if you want:

• Housing variety

• Newer construction

• Retail and convenience

• Flexibility across price points

In 2026, the smartest buyers succeed by matching lifestyle priorities with micro-location realities, not by relying on town names alone.

By Eric Kelley, Philadelphia Suburbs Realtor & Attorney