What to Know Before Buying a Rowhome in Philadelphia in 2026
Buying a rowhome in Philadelphia in 2026 can be a great move if you want character, walkability, and relative affordability—but you need to understand how these homes are built, how they age, and what life with shared walls really feels like.
What Makes a Rowhome Different
A Philly rowhome (or rowhouse) is an attached house that shares at least one, and usually two, party walls with neighbors and often sits on a long, narrow lot.
Key differences from a detached suburban home:
You usually get more location for your money—dense, walkable blocks close to transit and amenities—because rowhomes are the dominant city housing type.
Side yards are minimal or non‑existent; most outdoor space is in the rear yard, patio, or a roof deck.
Shared walls can transmit noise, depending on wall thickness and construction, but they also improve energy efficiency by reducing heat loss.
Ownership is usually fee simple, so you own the house and land and remain fully responsible for exterior maintenance, roof, and systems, even though the homes are connected.
For many buyers, the tradeoff is worth it because rowhomes put you in desirable, walkable neighborhoods at lower prices than comparable detached homes in similar locations.
Layout and Space: What to Expect
Most Philadelphia rowhomes were built before 1940, and their layouts reflect older design standards.
Common features to look for:
Narrow floor plans with rooms stacked front‑to‑back and limited width.
Steeper, tighter staircases than you will see in many newer suburban homes.
Smaller bedrooms and limited closet space in older, unaltered homes.
Basements that are unfinished or only partially finished, often used for storage, laundry, and mechanicals.
Renovated rowhomes may have opened‑up main floors, added bathrooms, or reconfigured bedrooms, but many still sit within the original narrow footprint. Neither original nor fully renovated is automatically “better”—the question is whether the layout works for your daily life and furniture.
Shared Walls and Party‑Wall Issues
Because rowhomes share party walls, you need to think about:
Condition of the party walls: look for cracks, bulging masonry, moisture staining, or prior repairs; structural work touching a party wall may require neighbor coordination or formal agreements.
Noise transmission: thin or poorly insulated walls can carry sound; thick masonry walls are often quieter and can even help with insulation.
Access for work: any work that affects shared walls, chimneys, or roof edges may require cooperation with neighbors and adherence to local codes.
A thorough home inspection—and, if needed, a structural engineer—matters more than just judging by fresh paint and finishes.
Roofs, Drainage, and Old Infrastructure
Age is one of the biggest practical differences when you buy a rowhome. Many have flat or low‑slope roofs and older systems.
You should pay close attention to:
Roof type and age: most use built‑up or membrane systems; flat roofs depend heavily on proper drainage (scuppers and internal drains) to avoid pooling and leaks.
Evidence of past roof or gutter problems: staining on ceilings, parapet cracks, patched roofing, or interior dampness—especially near the rear of the house.
Plumbing and electrical: have major systems been updated from old galvanized pipes or knob‑and‑tube wiring to modern standards?
Heating and cooling: age and type of furnace/boiler and A/C; many older homes have retrofitted systems.
Foundation and masonry: check for step cracks, bowing, spalling brick, or efflorescence that can indicate water issues.
Dampness is particularly common in older Philly basements and rowhouses due to age, construction type, and local weather; good grading, working drains, and maintained roofs reduce long‑term risk.
None of this is a dealbreaker, but it should shape how carefully you evaluate each property and how you budget for future maintenance.
Parking and Outdoor Space
Parking and outdoor space vary block by block:
Some rowhomes offer rear parking pads, small garages, or alley access; others rely entirely on street parking and permits.
Outdoor space can range from a small rear yard or patio to a roof deck; others may have little or no private outdoor area at all.
Think about how much you drive, how you feel about circling for parking, and how important a yard or patio is to your lifestyle before you commit.
The Block Matters as Much as the House
With rowhomes, the block and neighbors are a huge part of your experience. Two identical houses on different blocks can feel completely different to live in.
When you visit, pay attention to:
How well surrounding homes are maintained.
Noise levels, foot traffic, and activity at different times of day and night.
Parking congestion and loading patterns on the street.
Proximity to businesses, bars, schools, or late‑night venues and how that matches your lifestyle.
Spend time on the block outside of showings if you can—morning, evening, and weekend—to get a realistic feel.
The Biggest Mistake Rowhome Buyers Make
The biggest mistake is focusing only on the renovation and price and not on the structure, systems, and block.
Common pitfalls include:
Being wowed by new kitchens and baths while ignoring aged roofs, party‑wall issues, or damp basements.
Underestimating the cost of big‑ticket items like roof replacement, sewer line repairs, or full electrical upgrades.
Ignoring lifestyle fit—noise tolerance, parking, and block dynamics—in favor of pretty finishes.
A smart buyer looks past the cosmetics and evaluates the bones and the context.
How to Decide If a Rowhome Is Right for You
Good questions to ask yourself:
Do I value location and walkability more than extra square footage and a big yard?
Am I comfortable with shared walls and closer city living?
Does this layout (width, stairs, bedrooms) work for how I live today and in the next few years?
Am I prepared for the maintenance reality of an older home—roof, masonry, drainage, and systems?
Does this specific block feel like somewhere I want to come home to, not just the neighborhood name?
If these answers line up, a rowhome can be an excellent long‑term choice and often appreciates well compared with condos because you own the land and control the property.
Want Help Evaluating Rowhomes in Your Target Neighborhoods?
If you are thinking about buying a rowhome in Philadelphia and want help comparing neighborhoods, blocks, and specific homes, you can book a quick call with Shaina McAndrews, Realtor, and talk through your options:
Already Own a Rowhome and Thinking About Selling?
If you already own a rowhome and are wondering what it is worth in today’s market or how to position it for sale, you can start with a free home value report here:
Buying a rowhome in Philadelphia in 2026 can be a smart, rewarding move if you go in with clear expectations about space, structure, and block dynamics. These homes offer character, location, and value, but they demand thoughtful evaluation of party walls, roofs, drainage, and age‑related maintenance.
With the right inspections, questions, and guidance, a Philly rowhome can be both an amazing place to live and a strong long‑term investment.
