Choosing between Hopkinson House and Society Hill Towers

Located at 604 S. Washington Square, Hopkinson House is a mid-century marvel that offers some of the best price-per-square-foot value in the city.

• The Vibe: It feels like a true community. The lobby is always bustling, and because it’s a single large building, there’s a sense of neighborly density that you don’t always get elsewhere.
• The Market Reality: This is a condition-driven building. In my experience, you’ll find everything from “time capsules” with 1960s kitchens to ultra-luxury gut renovations.
• Why I Like It: The condo fees are often all-inclusive (utilities, cable, etc.), which makes budgeting easy. Plus, living directly on Washington Square Park is a luxury that never gets old. Oh, and the attached bodega is a favorite of many.

2. Society Hill Towers: Modernist Elegance by I.M. Pei

Located at 200-220 Locust Street, these three towers are architectural landmarks.

• The Vibe: Airy, sophisticated, and slightly more private. The five-acre “campus” setting with its manicured grounds and outdoor saltwater pool feels like a resort in the middle of the city.
• The Market Reality: Society Hill Towers are design-driven buildings. The floor-to-ceiling windows are the main event here. While the layouts are more uniform than Hopkinson House, the views of the Delaware River and the city skyline are unmatched.
• Why I Like It: There is a specific prestige to owning an I.M. Pei-designed home. Values here tend to remain very stable because the architecture’s “cool factor” attracts a wide buyer pool.

The Veteran’s Verdict: Which is right for you?

After nearly four decades in the business and living in both, here is my honest take:

Choose Hopkinson House if you want more square footage for your dollar. It’s perfect for buyers who aren’t afraid of a project and may want to build equity by modernizing an older unit. It’s the “sensible” choice that still feels incredibly high-end thanks to the 24/7 staff and rooftop pool.

Choose Society Hill Towers if you want the “wow” factor. If you value light, air, and architectural pedigree over raw square footage, the Towers win every time. It’s a lifestyle where the view does most of the heavy lifting.

Ready to see these units in person?

Market trends in 19106 are shifting, and “list price” rarely tells the whole story. If you want to know which units have the best resale potential or which floor plans are the hardest to sell, let’s talk. I’ve seen these buildings through every cycle since the 80s—let’s make sure you’re making a move that will make sense for the next 30 years.

MARK WADE, Realtor®
37 Years of Center City Condo Experience
BHHS Fox and Roach Realtors
530 Walnut St. #480 | Philadelphia, PA 19106
Cell: 267-237-3404
Email: Mark@CenterCity.com