Montgomery County PA vs Chester County PA: Which Is Better for Families? (2026 Guide)
Montgomery County and Chester County are both excellent choices for families in 2026; Montgomery generally offers better commute flexibility and more walkable suburbs, while Chester tends to offer larger lots, newer construction, and higher median prices with a more rural feel.
Location and Commute
Montgomery County
Positioned northwest of Philadelphia with strong access to Center City and King of Prussia/Route 202.
Multiple SEPTA Regional Rail lines serve towns like Ambler, Lansdale, Jenkintown, and Conshohocken, giving roughly 45–60 minute train rides into Center City from many family-oriented suburbs.
Average commute times sit around the high 20s in minutes, similar to other close-in suburbs and shorter than commuting from deeper Chester County into the city.
Chester County
Lies west of Montgomery, farther from Center City overall; many areas are car-dependent for commuting.
2026 market data notes strong local job bases (e.g., West Chester, Exton, Great Valley/Route 202 corridor), making it ideal for families working within Chester County.
Driving from towns like West Chester into Center City is often 45+ minutes without traffic and 1 hour+ with, and door-to-door via rail (driving to Exton or Paoli, then train) can approach 75–90 minutes.
Commute takeaway: For families with one or more parents commuting regularly to Philadelphia or King of Prussia, Montgomery is usually more convenient. For families who work locally in Chester County or hybrid/remote, Chester’s extra distance can be less of a concern.
School District Strength
Montgomery County
Commonly researched, high-performing districts include:
Lower Merion, Wissahickon, Upper Dublin, Colonial, North Penn, which appear consistently on “top district” lists and Main Line/Philly-area school roundups.
Chester County
Frequently targeted family districts include:
Tredyffrin-Easttown School District (TESD) – repeatedly ranked in the top 10 in Pennsylvania, with very strong standardized test performance.
Unionville-Chadds Ford School District (UCFSD) – Unionville High ranked 5th in PA by U.S. News 2025–26 and the district ranked #2 in Chester County and top 15 statewide by Niche.
West Chester Area, Downingtown Area – also appear in statewide “top district” lists and Main Line/Chester County school rankings.
School takeaway: Both counties have elite public school options. If schools are a top priority, you’re deciding between specific districts and neighborhoods (e.g., Lower Merion vs T/E vs Unionville-Chadds Ford) more than between counties.
Home Prices, Housing Styles, and Lot Sizes
Price picture (2025–2026)
Montgomery County: Median sale price around $450,000, up about 6.8% year over year, with homes selling quickly (roughly 30 days on market).
Chester County: Median sale price around $537,000–$556,000, up roughly 3–7% year over year, making it one of the priciest counties in the region.
Montgomery County housing
Walkable boroughs (Ambler, Lansdale, Jenkintown, Conshohocken) with smaller lots and downtown cores.
Classic subdivisions and townhome communities, plus some higher-end estates closer to the Main Line and in upper-county townships.
Lot sizes near Philadelphia are typically smaller, expanding as you move north and west.
Chester County housing
Noted for larger lot sizes, more open space, and scenic countryside, especially in outer and southern townships.
Significant newer-construction developments around West Chester, Downingtown, and the 202 corridor, often at higher price points (many new SF homes starting $800,000–$1.5M+).
Mix of small-town boroughs (e.g., West Chester Borough) and rural/semi-rural neighborhoods.
Housing takeaway: Families prioritizing walkability and lower overall price often favor Montgomery; families seeking space, newer construction, and scenery with a higher budget often lean Chester.
Property Taxes and Costs
Both counties sit in the higher-cost tier for Pennsylvania suburbs, with school district millage driving much of the property tax bill.
Montgomery County’s 2026 adopted budget includes a 4% county property tax increase, adding to already-elevated school taxes in many districts.
Chester County also features strong, high-performing districts (like T/E and Unionville-Chadds Ford) that tend to come with above-average tax burdens, though effective rates vary by township.
Tax takeaway: There isn’t a clear “low-tax county winner” between the two. You need to compare specific townships and districts when budgeting, especially for family buyers sensitive to monthly payments.
Lifestyle and Community Feel
Montgomery County
Appeals to families who value walkable boroughs, commuter rail, and established neighborhoods with parks, playgrounds, and community events.
Offers a balanced suburban + small-town feel, with good access to shopping, healthcare, and activities without giving up city proximity.
Chester County
Appeals to families wanting more open space, larger yards, and scenic landscapes, sometimes at the cost of longer drives.
Many areas feel more rural or semi-rural, with farm views, trails, and a quieter pace—especially attractive for outdoor-oriented families.
Lifestyle takeaway: If your family wants shorter commutes, walkable kids’ activities, and rail-access towns, Montgomery often fits better. If you picture kids with a big yard, quieter roads, and more country feel, Chester is often ideal—assuming your budget supports its higher median prices.
Long-Term Resale for Families
Market reports show both counties starting 2026 with solid momentum, rising prices, and relatively low inventory.
Chester County’s median prices and demand are particularly strong, with homes selling for a median $537K and still gaining about 3.3% YOY.
Montgomery County maintains steady demand and fast days on market, especially around strong school districts and commuter hubs.
For family buyers, this means:
Choosing a strong district + desirable micro-neighborhood is more important than which county you pick.
Buying with price discipline and planning to hold 5–10+ years tends to work well in both counties.
Which County Is Better for Your Family?
You may lean Montgomery County if you prioritize:
Regular commuting to Philadelphia or King of Prussia.
Walkable boroughs, commuter rail, and established suburban neighborhoods.
Balancing strong schools with slightly lower median prices versus Chester’s top areas.
You may lean Chester County if you prioritize:
Larger lots, newer construction, and scenic open space.
Working within Chester County or along the western Route 202 corridor.
Top-tier districts like Tredyffrin-Easttown or Unionville-Chadds Ford and you’re comfortable with higher home prices.
Want a Family-Focused Side-by-Side?
The best way to decide is to compare specific districts and towns (e.g., Upper Dublin vs Downingtown, Wissahickon vs Unionville-Chadds Ford) based on:
School preferences
Commute and schedule
Lot size and neighborhood feel
Budget and monthly comfort
👉 Schedule Your Buyer Strategy Consultation
Montgomery County PA vs Chester County PA: Which Is Better for Families? (2026 Guide)
Montgomery County and Chester County are both excellent choices for families in 2026; Montgomery generally offers better commute flexibility and more walkable suburbs, while Chester tends to offer larger lots, newer construction, and higher median prices with a more rural feel.
Location and Commute
Montgomery County
Positioned northwest of Philadelphia with strong access to Center City and King of Prussia/Route 202.
Multiple SEPTA Regional Rail lines serve towns like Ambler, Lansdale, Jenkintown, and Conshohocken, giving roughly 45–60 minute train rides into Center City from many family-oriented suburbs.
Average commute times sit around the high 20s in minutes, similar to other close-in suburbs and shorter than commuting from deeper Chester County into the city.
Chester County
Lies west of Montgomery, farther from Center City overall; many areas are car-dependent for commuting.
2026 market data notes strong local job bases (e.g., West Chester, Exton, Great Valley/Route 202 corridor), making it ideal for families working within Chester County.
Driving from towns like West Chester into Center City is often 45+ minutes without traffic and 1 hour+ with, and door-to-door via rail (driving to Exton or Paoli, then train) can approach 75–90 minutes.
Commute takeaway: For families with one or more parents commuting regularly to Philadelphia or King of Prussia, Montgomery is usually more convenient. For families who work locally in Chester County or hybrid/remote, Chester’s extra distance can be less of a concern.
School District Strength
Montgomery County
Commonly researched, high-performing districts include:
Lower Merion, Wissahickon, Upper Dublin, Colonial, North Penn, which appear consistently on “top district” lists and Main Line/Philly-area school roundups.
Chester County
Frequently targeted family districts include:
Tredyffrin-Easttown School District (TESD) – repeatedly ranked in the top 10 in Pennsylvania, with very strong standardized test performance.
Unionville-Chadds Ford School District (UCFSD) – Unionville High ranked 5th in PA by U.S. News 2025–26 and the district ranked #2 in Chester County and top 15 statewide by Niche.
West Chester Area, Downingtown Area – also appear in statewide “top district” lists and Main Line/Chester County school rankings.
School takeaway: Both counties have elite public school options. If schools are a top priority, you’re deciding between specific districts and neighborhoods (e.g., Lower Merion vs T/E vs Unionville-Chadds Ford) more than between counties.
Home Prices, Housing Styles, and Lot Sizes
Price picture (2025–2026)
Montgomery County: Median sale price around $450,000, up about 6.8% year over year, with homes selling quickly (roughly 30 days on market).
Chester County: Median sale price around $537,000–$556,000, up roughly 3–7% year over year, making it one of the priciest counties in the region.
Montgomery County housing
Walkable boroughs (Ambler, Lansdale, Jenkintown, Conshohocken) with smaller lots and downtown cores.
Classic subdivisions and townhome communities, plus some higher-end estates closer to the Main Line and in upper-county townships.
Lot sizes near Philadelphia are typically smaller, expanding as you move north and west.
Chester County housing
Noted for larger lot sizes, more open space, and scenic countryside, especially in outer and southern townships.
Significant newer-construction developments around West Chester, Downingtown, and the 202 corridor, often at higher price points (many new SF homes starting $800,000–$1.5M+).
Mix of small-town boroughs (e.g., West Chester Borough) and rural/semi-rural neighborhoods.
Housing takeaway: Families prioritizing walkability and lower overall price often favor Montgomery; families seeking space, newer construction, and scenery with a higher budget often lean Chester.
Property Taxes and Costs
Both counties sit in the higher-cost tier for Pennsylvania suburbs, with school district millage driving much of the property tax bill.
Montgomery County’s 2026 adopted budget includes a 4% county property tax increase, adding to already-elevated school taxes in many districts.
Chester County also features strong, high-performing districts (like T/E and Unionville-Chadds Ford) that tend to come with above-average tax burdens, though effective rates vary by township.
Tax takeaway: There isn’t a clear “low-tax county winner” between the two. You need to compare specific townships and districts when budgeting, especially for family buyers sensitive to monthly payments.
Lifestyle and Community Feel
Montgomery County
Appeals to families who value walkable boroughs, commuter rail, and established neighborhoods with parks, playgrounds, and community events.
Offers a balanced suburban + small-town feel, with good access to shopping, healthcare, and activities without giving up city proximity.
Chester County
Appeals to families wanting more open space, larger yards, and scenic landscapes, sometimes at the cost of longer drives.
Many areas feel more rural or semi-rural, with farm views, trails, and a quieter pace—especially attractive for outdoor-oriented families.
Lifestyle takeaway: If your family wants shorter commutes, walkable kids’ activities, and rail-access towns, Montgomery often fits better. If you picture kids with a big yard, quieter roads, and more country feel, Chester is often ideal—assuming your budget supports its higher median prices.
Long-Term Resale for Families
Market reports show both counties starting 2026 with solid momentum, rising prices, and relatively low inventory.
Chester County’s median prices and demand are particularly strong, with homes selling for a median $537K and still gaining about 3.3% YOY.
Montgomery County maintains steady demand and fast days on market, especially around strong school districts and commuter hubs.
For family buyers, this means:
Choosing a strong district + desirable micro-neighborhood is more important than which county you pick.
Buying with price discipline and planning to hold 5–10+ years tends to work well in both counties.
Which County Is Better for Your Family?
You may lean Montgomery County if you prioritize:
Regular commuting to Philadelphia or King of Prussia.
Walkable boroughs, commuter rail, and established suburban neighborhoods.
Balancing strong schools with slightly lower median prices versus Chester’s top areas.
You may lean Chester County if you prioritize:
Larger lots, newer construction, and scenic open space.
Working within Chester County or along the western Route 202 corridor.
Top-tier districts like Tredyffrin-Easttown or Unionville-Chadds Ford and you’re comfortable with higher home prices.
Want a Family-Focused Side-by-Side?
The best way to decide is to compare specific districts and towns (e.g., Upper Dublin vs Downingtown, Wissahickon vs Unionville-Chadds Ford) based on:
School preferences
Commute and schedule
Lot size and neighborhood feel
Budget and monthly comfort
