Moving to Montgomery County PA? Here’s What You Need to Know (2026 Relocation Guide)
Montgomery County, PA is one of the most in-demand Philadelphia suburbs in 2026: it offers strong schools, commuter access, and diverse housing, but also higher housing costs and property taxes than the city and many nearby areas.
Location, Commute, and Access
Montgomery County sits northwest of Philadelphia, with easy access to Center City via Regional Rail and major routes like the PA Turnpike and Route 476.
Many residents commute to Philadelphia, King of Prussia, and the Route 202 corporate corridor, taking advantage of multiple train lines and highway options.
This connectivity is a major reason the county remains a top relocation target for families and professionals.
Cost of Living and Housing
Median sale price is around $450,000 (Redfin) and roughly $482K–$490K by some other reports, reflecting a solid, mid‑to‑upper price suburban market.
Average county home value is about $475,000, up roughly 2.5–3.2% over the last year, and typical homes go pending in around 8–43 days depending on submarket and methodology.
A cost‑of‑living comparison shows that moving from Philadelphia County to Montgomery County increases overall expenses by about 21% per year, with housing about 22% higher and taxes about 28.5% higher on average.
In short: Montgomery County is generally more expensive than the city, especially in top school districts, but offers the classic suburban package many relocating buyers want.
School Districts and Neighborhood Choice
The county includes multiple highly rated school districts, such as Lower Merion, Wissahickon, Upper Dublin, Colonial, and North Penn, which consistently appear in state and regional “best school districts” lists.
These districts often drive higher home prices and stronger demand, especially in walkable, commuter‑friendly towns.
Other districts and townships offer more varied price points while still delivering solid academics, so your best fit depends on budget and priorities rather than the county name alone.
Property Taxes and Affordability
Property taxes in Montgomery County are meaningfully higher than in many other PA regions; a cost‑of‑living analysis estimates total tax burden about 28.5% higher than in Philadelphia County.
The county approved a 4% property tax increase for 2026, nudging county millage up and adding roughly $36/year to the average county bill, with school and township millage on top.
Because millage rates vary by township and school district, two similarly priced homes can carry very different annual tax bills, so you must check each property’s actual tax record.
How It Compares to Bucks and Chester Counties
Bucks County: Often slightly more affordable in some areas, with more rural/scenic options and strong districts like Central Bucks and Council Rock, but typically longer commutes to Center City.
Chester County: Often more expensive than Montgomery overall, with a 2026 median around $537K–$556K, larger lots, scenic countryside, and top districts like Tredyffrin‑Easttown and Unionville‑Chadds Ford.
Montgomery generally offers the best balance of commute convenience + strong schools + established suburbs, sitting between Bucks and Chester on price and feel.
Lifestyle, Who Moves Here, and How to Decide
Expect a mix of walkable boroughs (Ambler, Lansdale, Jenkintown, Conshohocken), classic subdivisions, 55+ communities, and higher‑end neighborhoods.
Many movers are families prioritizing schools, professionals commuting to Philadelphia or King of Prussia, and buyers leaving the city for more space while keeping rail and highway access.
Whether Montgomery County is right for you depends on:
Budget and comfort with higher housing + tax costs.
Desired school districts and commute patterns.
Preference for walkable town centers vs quieter, more residential neighborhoods.
If you’d like, we can build a township-by-township plan that aligns your budget, schools, commute, and lifestyle so you’re not just choosing “Montgomery County,” but the right corner of it.
