The biggest residential proposal Whitpain Township has seen in about 30 years arrived this summer with its own pause button. BSK Meadows, LP, the owner of Bluestone Country Club at 711 Boehms Church Road, filed a conditional use application for 104 single-family houses and 30 townhomes. With it, the owner filed an indefinite waiver of the township's duty to review the plan or schedule hearings. In the township's words, that waiver amounts to "essentially pausing the review process until further notice."

That one filing tells you a lot about new construction in Blue Bell right now. Buyers waiting for fresh inventory to cool the market are waiting on timelines they can't see. Meanwhile, the countywide data shows resale supply moving on its own this fall.

The pause button sits with the applicant

Around Ambler reported that it's up to the applicant to end the pause. Once the application is activated, the township planning commission can make a recommendation, and the Board of Supervisors makes the final call. The supervisors' hearing has to happen within 60 days of activation.

So the only firm deadline in the process starts on a date nobody outside the applicant controls. Nothing has been approved, and no construction status exists.

The site is large. The property covers almost 130 acres and was Meadowlands Country Club, founded in 1949. BSK Meadows, an entity Around Ambler associates with Jenkintown-based developer Bruce Goodman, bought it for $4,797,000 in 2016. Under the plan, the homes would go on what is now the golf course, and the clubhouse and event space would stay.

The township's notice and Around Ambler's report give different townhome counts. The township's notice lists 30, while Around Ambler describes 38 in the R-B3 district. Either way, single-family detached homes are the heart of the plan. Those are the homes whose prices have been climbing fastest in the county, which comes up again below.

Parcel D has been "next" for five years

The second site has a longer paper trail. 795 Jolly Road, often called Parcel D, is about 27 undeveloped acres that were once part of the Unisys campus. Its history reads like a series of starts:

1. February 2021. Ironwood Development Corporation presented a concept for 133 townhouses. No formal plans had been submitted at the time, Around Ambler reported.
2. July 2025. The township scheduled an informal presentation on a new proposal. Around Ambler noted that earlier ideas for townhouses and a research lab hadn't moved forward.
3. May 2026. Supervisors voted 4–1 to send a proposed rezoning and related text changes to the township and county planning commissions. That was a referral for advisory review, Citizen Portal reported, not an approval.
4. September 1, 2026. Residents raised concerns about detention-basin setbacks and drainage as the ordinance was advertised. Township Manager Eric Traub agreed to consult the Township Engineer and report back, according to Citizen Portal.
5. October 6, 2026. The supervisors held a public hearing on Ordinance No. 4-270, as Around Ambler previewed.

The October 20 agenda lists approval of the October 6 minutes on its consent agenda, and it doesn't include a separate vote to adopt the ordinance.

The local debate has been specific. At the May meeting, residents raised traffic, stormwater and basement flooding, low water pressure, wildlife, and buffering against neighboring R-1 zoning. They also questioned whether the proposed 55+ designation came with real senior-oriented features, Citizen Portal reported.

What R-3B would allow on Jolly Road

The draft ordinance moves the parcel from R-E to R-3B and rewrites the R-3B rules. Its text is posted in full on the township's document center, and the limits are tight.

Run the density math on a parcel just under 27 acres. Even if every acre counted as developable, 2.5 units per acre comes to fewer than 68 homes. The cap applies to developable acres, so the real number would be lower once setbacks and stormwater basins take their share. That's about half of the 133 townhouses floated in 2021.

So the Jolly Road site, if it ever moves, would add a modest number of homes to Blue Bell. It won't shift the township's supply on its own.

The county's resale supply moved first

New construction in Blue Bell isn't close. The resale side is where things changed this fall, and the numbers below cover all of Montgomery County.

In September 2026, the county had 790 active detached listings. That was up 19.9% from August, according to Tri-County Suburban REALTORS' Montgomery County report, built on Bright MLS data. New detached contracts fell 7.7% from August. The contract ratio, which compares pending sales to active listings, dropped to 0.84 from 1.02 in August, against a five-year September average of 0.98. The report reads a lower ratio as the market moving in the buyer's favor.

Prices tell a two-part story. The county's September 2026 median sold price for detached homes was $570,000. That's 9% above September 2025's $523,000 and 5% below August's $600,000. Detached homes still averaged 100.0% of original list price, with an average of 21 days on market.

Attached and townhouse homes rose more slowly. Their September 2026 median was $405,627, up 2.7% from a year earlier, with 460 active listings.

Across all home types, Bright MLS's September 2026 report shows 1,435 active listings in Montgomery County, up 17.5% from a year earlier, and 2.00 months of supply. The median sold price was $469,000.

Detached homes saw the biggest year-over-year price gain, and Bluestone's plan is mostly detached homes. But that plan sits behind a waiver only its applicant can lift. Jolly Road's version tops out at a few dozen homes under the draft density cap. For now, the extra detached supply is coming from resale listings already on the market.

What a Blue Bell buyer can track this fall

None of this asks you to predict a zoning board. The useful signals are public:

• Bluestone's status. If BSK Meadows ends the waiver, the township has to hold a hearing within 60 days of activation. That's the first real date this project would have.
• Ordinance No. 4-270. The adopted minutes, or a later agenda item, will show whether the R-3B rezoning passed, changed, or stalled.
• The October county report. Look at whether detached active listings keep rising and whether the contract ratio stays below its five-year average. Those two numbers say more about this winter's bargaining room than either development plan.
• Original list price versus sale price. A detached median at 100.0% of original list price in September means many sellers still aren't cutting prices, even with more listings around them.

Quick answers

Is Bluestone Country Club approved for homes? No. The conditional use application is paused under an indefinite waiver the applicant filed, according to the township's August 18, 2026 notice.

Would 795 Jolly Road be age-restricted? The concept discussed this year carried a 55+ designation, and residents questioned it in public comment. The draft ordinance includes building-coverage rules for age-qualified developments. The final form depends on what the supervisors adopt and on any later land development plan.

Are these market numbers specific to Blue Bell? No. They cover all of Montgomery County for September 2026. Individual Blue Bell streets and price points can move differently.

This post is general information about public zoning proceedings and market reports. It isn't legal or financial advice, so check anything that affects your own purchase with the right professional.

If you're weighing a Blue Bell resale home now or waiting to see what Bluestone and Jolly Road turn into, Jamie Erfle can track both projects with you and price the homes on the market today against them. Let's Connect.