Montgomery County PA vs Bucks County PA: Where Should You Buy? (2026 Comparison Guide)
Montgomery County and Bucks County are both strong choices in 2026; Montgomery generally wins on commute convenience and transit access, while Bucks often wins on land, scenery, and “classic countryside” feel, with broadly similar price levels and school quality.
Location and Commute
Montgomery County
Sits directly northwest of Philadelphia and sends a large share of commuters into the city and Main Line job hubs.
Average commute time is about 29 minutes, slightly shorter than Bucks and below Philadelphia’s 33+ minutes.
Multiple SEPTA Regional Rail lines (Lansdale/Doylestown, Norristown, Warminster via overlaps, etc.) serve towns like Ambler, Lansdale, Conshohocken, and Jenkintown with roughly 45–60 minute train rides to Center City.
Bucks County
Stretches farther northeast, so commute times vary widely by how far north you go.
Average commute time is about 30 minutes, a bit longer than Montgomery and above the national average.
Southern Bucks (Yardley, Langhorne, Lower Makefield, Bensalem) offers reasonable car and rail access, but commutes from Newtown/Yardley to Center City by car often run 35–60 minutes depending on traffic.
Commute takeaway: If frequent trips to Center City or Main Line corporate hubs are key, Montgomery typically offers more direct, shorter options. If you’re remote or only occasional into Philly, Bucks opens up more rural choices.
Home Prices and Housing Style
Regional 2025–2026 data shows:
Median 2025 home prices: Bucks ~$475,000, Montgomery ~$450,000, with both counties seeing mid‑single digit annual appreciation.
Early 2026 Bucks data: median sold price around $500,000, up about 1% year over year, showing continued strength.
Recent commentary notes Bucks closing some months around $510,000 median vs Montgomery around $450,000, with both still appreciating.
Montgomery County housing feel:
More walkable boroughs tied to rail (Conshohocken, Ambler, Lansdale, Jenkintown).
Plenty of townhomes, condos, and classic post‑war suburbs, with density highest closer to the city and major highways.
Bucks County housing feel:
More rural and semi‑rural pockets, especially central and upper Bucks: historic farmhouses, stone homes, and larger lots.
Southern Bucks offers more traditional suburbs but still trends toward more space and greener surroundings in many townships.
Housing takeaway: For walkable train towns and classic commuter suburbs, Montgomery has the edge. For land, scenic countryside, and historic charm, Bucks is often the better fit.
Schools and Education
Both counties have highly regarded districts.
Montgomery County highlights
Niche and other rankings consistently place Lower Merion, Wissahickon, Upper Dublin, Colonial, Spring-Ford, Methacton and others among top performers in the region.
Lower Merion High and Harriton, plus Wissahickon and Upper Dublin high schools, frequently land high on best‑schools lists and help drive strong resale values in their zones.
Bucks County highlights
Niche’s 2026 list ranks Central Bucks, Council Rock, and Pennsbury among the best school districts in the county, each with A-level ratings.
Council Rock’s high schools sit solidly in the top 50 in Pennsylvania, with math proficiency above 80% and strong reading scores, reinforcing its “destination district” status.
School takeaway: Both counties have excellent districts; your decision is less “which county has better schools?” and more “which specific district (Central Bucks vs Colonial vs Lower Merion vs Council Rock, etc.) best fits our budget and priorities?”
Property Taxes and Cost of Living
Both counties sit in the higher-cost tier for Pennsylvania suburbs, with housing and taxes above state averages.
For Montgomery County, county and school tax reports show rising rates, including a 4% county property tax increase for 2026, while local analyses note Philly suburbs (Montco, Bucks, others) have some of the highest school taxes in the state.
Cost‑of‑living comparisons show Montgomery County generally more expensive than Philadelphia, with higher housing and tax burdens; Bucks’s numbers are similar or slightly higher in some segments due to median prices trending above Montgomery in recent data.
Tax takeaway: At the township/district level, both counties can be tax‑heavy. It’s critical to compare specific properties—not just the county name—because school district millage and municipal rates drive most of the difference.
Lifestyle and Community Feel
Montgomery County tends to favor:
Suburban convenience with many grocery, retail, and healthcare options close by.
Numerous commuter-friendly, walkable towns around Regional Rail.
A mix of urban‑adjacent neighborhoods (e.g., Rockledge, Cheltenham) and quieter suburbs further out.
Bucks County tends to favor:
Scenic landscapes, rivers, and farmland, especially in central/upper Bucks (e.g., New Hope, Doylestown area countryside).
Historic downtowns and classic main streets (Doylestown, Newtown, New Hope) with strong small‑town character.
More opportunities for larger lots and rural or equestrian lifestyles.
Lifestyle takeaway: If you want “suburban but connected”, Montgomery usually wins. If you want “storybook countryside / historic town”, Bucks is more aligned.
Investment and Resale
Both counties show strong, stable price performance, with 2025–2026 data indicating year‑over‑year gains rather than declines.
Montgomery often benefits from commuter and job‑center demand, fueling consistent buyer pools around rail and highway corridors.
Bucks often benefits from lifestyle-driven demand—people intentionally choosing it for space, charm, and schools—which keeps popular towns competitive even when the wider market cools.
Investment takeaway: In either county, your township + district + micro‑location + purchase price matter more than the county name. Both can work very well for long‑term ownership if you buy intelligently.
Which County Is Better for You?
Leaning Montgomery County if you prioritize:
Frequent commuting to Center City or Main Line/King of Prussia.
Walkable, rail‑served boroughs and classic commuter suburbs.
Being closer to a dense network of corporate and healthcare employers.
Leaning Bucks County if you prioritize:
Larger lots, rural or semi‑rural feel, and scenic landscapes.
Historic charm and small‑town main streets with a bit more space between neighbors.
Lifestyle-driven move where commute is secondary or remote work is primary.
Want a Custom Side‑by‑Side for Your Situation?
You’ll get the clearest answer by comparing specific towns and districts (e.g., Ambler vs Doylestown, Lansdale vs Warminster) based on:
Budget and target price range
School preferences
Commute and remote‑work mix
Lot size and lifestyle goals
