Buying a Historic Home in Montgomery County PA: Pros and Cons (2026 Guide)
Montgomery County PA is filled with historic homes—from stone colonials in Ambler to Victorian twins in Lansdale to early 1900s homes in Jenkintown and Glenside. Historic properties are a big part of what gives this area its charm and character.
But buying a historic home is very different from buying new construction. If you’re considering one, here’s what you need to know before you fall in love with the character.
What Qalifies as a “Historic” Home?
In Montgomery County, buyers often consider homes “historic” if they were built:
Before 1940
In the 1800s or early 1900s
With original architectural details
With stone exteriors or preserved woodwork
Some properties are also:
Individually listed on the National Register of Historic Places
Located within local historic districts governed by a Historical Architectural Review Board (HARB), which can regulate exterior changes visible from public streets under Pennsylvania’s Historic District Act.
Not every older home is formally designated historic, but age alone creates unique structural, maintenance, and insurance considerations.
Pros of Buying a Historic Home
1. Architectural Character
Historic homes often include:
Stone or brick exteriors
Original hardwood floors
Crown molding and detailed trim
Built‑ins, fireplaces, and custom millwork
Unique layouts and period craftsmanship
These features are difficult and expensive to replicate in modern builds and are a big part of why well‑kept vintage homes stand out in the marketplace.
2. Established Neighborhoods
Historic homes are typically located in:
Walkable boroughs and older street grids
Tree‑lined streets with mature landscaping
Established communities with a strong sense of place
Desirable school districts and convenient commuter locations
This location stability often supports long‑term resale value and steady demand.
3. Long‑Term Appreciation Potential
Well‑maintained historic homes in strong locations often:
Attract motivated buyers who specifically seek character
Hold value well and can outperform more generic newer homes nearby
Stand out in listing photos and showings, which can mean more showings and stronger offers when it’s time to sell
Character, when paired with good condition and location, can become a real competitive advantage at resale.
Cons of Buying a Historic Home
1. Maintenance Costs
Older homes may require:
Roof repairs or full replacement
Masonry work and repointing on stone or brick
Electrical upgrades from older panels or knob‑and‑tube wiring
Plumbing updates (old galvanized or cast‑iron lines, sewer lateral issues)
Window repair or replacement, often with custom sizes
Stone and brick structures, common in older Pennsylvania homes, can face foundation and mortar issues that are expensive to correct if deferred. Maintenance costs can be significantly higher than for newer homes, so budgeting healthy reserves is essential.
2. Energy Efficiency
Historic homes may have:
Limited or older insulation in walls and attics
Original single‑pane windows or older storm windows
Drafty construction and older doors
Heating and cooling costs may be higher unless updates have been made (insulation upgrades, air sealing, high‑efficiency HVAC, or historically appropriate window improvements). Utility costs should be part of your overall affordability picture.
3. Layout Limitations
Older homes often feature:
Smaller closets and limited built‑in storage
More closed‑off floor plans instead of open‑concept layouts
Lower ceiling heights in some rooms
Narrow staircases and hallways
If you prioritize modern, open layouts and large closets, achieving that in a historic home may require renovation, structural changes, or accepting some quirks.
4. Renovation Restrictions
If the home is within a designated historic district or has local protections, there may be restrictions on:
Exterior changes visible from a public way
Window replacements and materials
Additions, dormers, and porches
Roofing materials and façade alterations
Under Pennsylvania’s Historic District Act and local HARB ordinances, exterior changes in designated districts often require a Certificate of Appropriateness, and decisions are guided by standards such as the Secretary of the Interior’s Standards for Rehabilitation. Before purchasing, it’s critical to understand any preservation guidelines so you’re not surprised by limits on future projects.
What to Inspect Carefully in Historic Homes
When touring older properties in Montgomery County, pay close attention to:
Foundation condition: Look for cracks, bowing, or signs of shifting in stone or masonry foundations. Older stone foundations with crumbling mortar, dampness, or efflorescence can signal costly repairs.
Stone or brick integrity: Deteriorated mortar or spalling bricks/stone may require professional repointing and masonry work.
Electrical panel and wiring: Check for modern breaker panels and note any visible knob‑and‑tube or very old wiring.
Plumbing material: Identify if supply and drain lines are updated or still older galvanized/cast‑iron.
Sewer lateral: Older clay or cast‑iron laterals can crack, shift, or root‑intrude; a sewer scope is often advisable with historic homes.
Roof age and type: Slate and tile roofs can last a long time but are costly to repair; asphalt replacements may signal prior updates.
Chimney condition: Look at brick/stone chimneys for cracking, leaning, or missing mortar; flue condition often requires a chimney specialist.
A thorough home inspection plus specialty inspections (sewer, chimney, structural, sometimes environmental) are especially important with historic properties.
Is a Historic Home Right for You?
A historic home may be a great fit if:
You genuinely value character, charm, and architectural detail.
You are comfortable with ongoing maintenance and occasional big‑ticket projects.
You appreciate established, often walkable neighborhoods.
You plan to stay long‑term and can ride out market cycles.
It may not be ideal if:
You want minimal maintenance and low risk of surprise repairs.
You strongly prefer wide‑open, modern layouts and large closets.
You want ultra‑high energy efficiency without investing in upgrades.
The key is aligning lifestyle and budget with the reality of owning an older home—not just the romance.
Want Help Evaluating a Specific Historic Property?
Before making an offer on a historic home, we help buyers:
Evaluate visible and likely condition issues and plan appropriate inspections.
Review comparable sales, including how updated vs original homes perform.
Analyze renovation impact—what’s realistic and what might be restricted.
Understand long‑term resale potential in that specific neighborhood and school district.
Budget realistically for near‑term projects and ongoing maintenance.
Historic homes require strategy.
👉 Schedule Your Buyer Strategy Consultation Here
We’ll walk through your target property (or shortlist) with a clear lens.
Already Own a Historic Home?
If you're thinking about selling, character can be a powerful marketing advantage when positioned correctly with professional photos, storytelling, and the right prep.
👉 Find out what your home could sell for today
Knowing your likely sale price and ideal buyer profile helps you plan your next move confidently.
Frequently Asked Questions
Are historic homes more expensive to maintain?
Often yes. Older systems, stone or brick foundations, and legacy materials can require more frequent and specialized maintenance, and deferred repairs can be very costly.
Do historic homes appreciate well?
In strong locations with good schools and walkability, well‑maintained historic homes often hold value well and can command premiums due to uniqueness and demand.
Can I renovate freely?
It depends. Homes in designated historic districts or with local protections may need HARB or municipal approval for exterior changes visible from public streets; materials and designs may be regulated.
Are inspections more important for older homes?
Yes. Thorough inspections—and often specialty evaluations (sewer, structural, chimney, masonry)—are critical for older properties, where hidden issues can be expensive to fix.
Ready to Decide If Historic Charm Is Right for You?
Character is beautiful. Strategy protects your investment.
If you’re considering a historic home in Montgomery County PA and want to balance charm with clear‑eyed due diligence:
👉 Book Your Buyer Strategy Call Today
We’ll evaluate your options carefully before you commit.
