Are you considering a move to Montgomery County, Pennsylvania but feeling overwhelmed by the diverse mix of townships, boroughs, and home values?
This quick guide will explain exactly what realtors, home buyers and sellers need to know about the Montgomery County real estate market.
The Montgomery County real estate market is a beautiful mixture of charming boroughs, sprawling townships, and established communities.
Whether you’re a first-time home buyer or preparing to sell your property, knowing your way around this historic county’s housing market is crucial for making informed decisions.
It’s a large, diverse county and it’s easy to get overwhelmed by the distinct characteristics of each area (even if you are like me and have lived here for more than 20 years!)
Let’s break down the different regions and the pros and cons of each part of the county, from the prestigious Main Line communities to the more affordable options in the western suburbs, and everything in between.
This post is all about helping buyers and sellers navigate the Montgomery County real estate market with confidence.
Understanding the Montgomery County Real Estate Market
Montgomery County offers an attractive blend of suburban comfort and urban accessibility.
Located adjacent to Philadelphia, it provides excellent schools, extensive parks, and diverse housing options while maintaining easy access to major employment centers.
Let me share a story about Mike and Lisa, recent clients who relocated from Boston and looking to buy a house just outside of Philadelphia. They needed an appraiser to help them understand the difference in market values.
They were drawn to Montgomery County for its schools but didn’t understand the distinct characteristics of each township.
“We didn’t realize how different Abington was from Blue Bell, or how property values could vary so dramatically between Narberth and North Wales,” Lisa explained.
Understanding Montgomery County Neighborhoods
Montgomery County neighborhoods each have their unique character, style of home, amenities and price points.
Scroll down or simply tap the market area below to quickly see your housing market:
- 1. Lower Montgomery County (Narberth, Bala Cynwyd, Lower Merion)
- 2. Eastern Montgomery County (Abington, Jenkintown, Cheltenham)
- 3. Central Montgomery County (Ambler, Blue Bell, Plymouth Meeting, Lafayette Hill)
- 4. Northern Montgomery County (Lansdale, North Wales, Montgomery Township)
- 5. Western Montgomery County (Collegeville, Limerick, Pottstown)
- What You Need to Know Before Moving to Montgomery County
- Next Steps
1. Lower Montgomery County (Narberth, Bala Cynwyd, Lower Merion)
Price Range: Known as the Main Line, these prestigious addresses generally command the county’s highest prices, with luxury new construction, estate homes, and historic properties often starting in the millions.
Pros:
- Top-rated schools
- Unique architecture
- Walkable town centers
- Excellent train access
- High-end shopping
- Restaurant scenes
- Strong property values
- Villanova University
Cons:
- Competitive market
- Older homes need updating
- Traffic congestion
- Parking challenges in towns
- High cost of living
Main Line Housing Characteristics:
The Main Line features a mix of housing styles including:
- Historic mansions
- Stone colonials
- Tudor revivals
- New luxury construction
- Town homes
Most properties feature large lots, original details, updated systems, and high-end custom finishes.
2. Eastern Montgomery County (Abington, Jenkintown, Cheltenham)
Price Range: This area offers a mix of price points in the middle to upper-middle range, reflecting its established neighborhoods and proximity to Philadelphia.
Pros:
- Close to Philadelphia
- Established neighborhoods
- Train access
- Good schools
- Shopping variety
- Medical facilities
- Historic architecture
- Penn State Abington campus
Cons:
- Older infrastructure
- Higher taxes in some areas
- Variable school ratings
- Flood zones in places
- Traffic congestion
- Aging commercial areas
Eastern Montgomery County Housing Characteristics:
The homes are mostly established with some newer construction sprinkled throughout. Housing styles include a mix of detached and attached homes of mixed architectural styles such as:
- Stone colonials
- Split-levels
- Ranchers
Typical features include mature landscaping, established lots, full basements, and various updates.
3. Central Montgomery County (Ambler, Blue Bell, Plymouth Meeting, Lafayette Hill)
Price Range: Known for its executive homes and newer luxury developments, this region typically features upper-middle to high-end prices, though not quite reaching Main Line levels.
Pros:
- Excellent school districts
- Large lot sizes
- Modern shopping centers (King of Prussia)
- Strong corporate presence
- Easy access to major highways
- Mix of new and established neighborhoods
- Multiple country clubs
- Extensive park systems
- Temple Ambler campus
- Strong property values
Cons:
- Heavy rush hour traffic
- Limited public transportation
- Few walkable town centers
- New construction premium costs
- Less architectural character than older areas
Central Montgomery County Housing Characteristics:
Diverse housing options in these neighborhoods include:
- Executive colonials
- Luxury new construction
- Estate homes
- Upscale townhouse communities
- Custom-built homes
Most properties feature Lot sizes of 1/2 acre+, modern amenities, high-end finishes, open floor plans, owner suites, and finished basements.
4. Northern Montgomery County (Lansdale, North Wales, Montgomery Township)
Price Range: You’ll find more affordable options with solid value, offering less newer construction and more established neighborhoods at middle-range price points.
Pros:
- Strong community events
- Regional rail access
- Good highway access
- Growing restaurant scene
- Active downtown areas
- Strong youth sports programs
- Shopping variety
Cons:
- Longer commute to Philadelphia
- Variable school ratings
- Some commercial strip development
- Less historic character
- Growing traffic concerns
Northern Montgomery County Housing Characteristics:
The houses are mostly detached with some attached housing styles:
- Colonial developments
- Ranch homes
- Split-levels
- New townhouse communities
- Some historic properties
Typical features include larger lots in developments, modern utilities, family-oriented layouts, and community amenities.
5. Western Montgomery County (Collegeville, Limerick, Pottstown)
Price Range: Generally the most affordable region of the county, this area offers the best value for your money, with a mix of new construction and existing homes at lower to middle-range prices.
Pros:
- Ursinus College
- Growing communities
- New construction options
- Open space
- Strong retail corridors
- Recreation opportunities
- Valley Forge National Park
- Good highway access
Cons:
- Furthest from Philadelphia
- Limited public transportation
- Mixed school ratings
- Some areas need revitalization
- Industrial history impact
- Less established communities
- Variable property appreciation
- Limerick nuclear power plant
Western Montgomery County Housing Characteristics:
A plentiful mix of housing types include:
- New construction developments
- Historic farmhouses
- Traditional suburbs
- Active adult communities
- Mixed-use developments
Properties often feature larger lots, modern amenities, various price points, some historic options, planned community amenities.
What You Need to Know Before Moving to Montgomery County
The above neighborhoods are a sampling of what Montgomery County has to offer.
Check out the Montgomery County housing prices and how long it’s taking a home to sell. I update these stats every month.
For current, specific home values in any micro neighborhood, it’s best to consult with a certified appraiser to review recent comparable sales and market conditions.
Why Consult an Appraiser First?
Many buyers and sellers make the mistake of relying solely on online estimates or comparable sales they find themselves.
Here’s why consulting a real estate appraiser early makes sense:
For Buyers:
- Understand true market value before making offers
- Identify potential issues that could affect value
- Negotiate with confidence
- Avoid overpaying in competitive situations
For Sellers:
- Price your home correctly from the start
- Understand which improvements add the most value
- Avoid leaving money on the table
- Reduce time on market
Steps to Success in Montgomery County Real Estate
Consult Professionals Early: Get an appraisal consultation, talk to a local real estate agent, and meet with a mortgage lender.
Understand Your Budget: Factor in property taxes, insurance, homeowners association fees, utilities, maintenance, and commuting costs.
Research Neighborhoods: Visit different areas at various times, consider commute times, train station access, future development plans, access to amenities, and research the crime statistics and school districts.
Common Pitfalls to Avoid
- Not Understanding Township Regulations: Each municipality has different zoning laws, ordinances, and building codes.
- Ignoring Infrastructure Requirements: Septic systems or well water vs. public water considerations, and sewer fees.
- Overlooking Property Characteristics: Flood plain designations, conservation easements, deed restrictions, agricultural preservation zones, homeowner association rules.
- Misreading Market Dynamics: Each township has unique market trends.
Property Appraisal: What You Must Know Before Buying or Selling a House
By now, you should understand:
- The distinct characteristics of different regions
- Housing style variations and community amenities
- Why a professional appraisal matters
- Steps to make informed real estate decisions
Remember Mike and Lisa? They ultimately found their perfect home in Plymouth Meeting, balancing their desire for good schools with a reasonable commute. “Having expert guidance made all the difference in understanding the local market,” Mike shared.
Next Steps
Whether you’re buying or selling property in Montgomery County, start your real estate journey with accurate information and professional guidance. Contact us to understand true market values and make informed decisions in our unique real estate market.
This post is all about helping buyers and sellers navigate Montgomery County’s diverse real estate market with confidence.
