Moving to Montgomery County PA From Out of State: What You Need to Know (2026 Guide)
Montgomery County is a northwest suburb of Philadelphia with strong schools, diverse towns, and a cost of living that’s higher than the U.S. average but often attractive compared with larger coastal metros.
Where Is Montgomery County Located?
Montgomery County (“Montco”) sits just northwest of Philadelphia, bordering the city on its southeast side and forming part of the greater Delaware Valley metro area. It’s the third‑most populous county in Pennsylvania, with more than 850,000 residents and a mix of walkable boroughs, classic suburbs, and semi‑rural areas.
You’ll find:
Suburban living with rolling hills and open space
Strong school districts and stable property values
Access to major highways and Regional Rail into Center City
Cost of Living
Montgomery County’s overall cost of living is above the national average—roughly 14% higher by some indexes—driven largely by housing and taxes. Compared with very high‑cost coastal metros (NYC, Boston, San Francisco), buyers often find more space and strong public schools for the money, but relative to Philadelphia County itself, Montgomery County generally has higher housing and tax costs.
A recent comparison shows moving from Philadelphia County to Montgomery County can increase total annual expenses by about 20%, with housing roughly 22% higher and taxes about 28% higher on average.
Property Taxes
In Pennsylvania, school districts are the biggest driver of property taxes. Two similarly priced homes can have very different annual tax bills depending on:
Township and school district millage
How the property is assessed
Recent county or district tax changes
For example, Methacton School District’s 2025–2026 millage is about 35.72 mills (school tax only), and county documents show a 2026 county millage of 5.462 mills plus 0.49 mills for the community college. A proposed 4% county tax increase for 2026 equated to roughly 36 more per year for an “average” single‑family home around 556,000 in market value.
When relocating, it’s essential to evaluate total monthly cost (mortgage plus taxes and insurance), not just the purchase price.
School Districts Matter
Even if you don’t have children, school districts impact:
Resale value
Buyer demand
Long‑term appreciation
Montgomery County includes several highly regarded districts—such as Lower Merion, Wissahickon, Upper Dublin, Colonial, North Penn, and others—that frequently rank near the top of Pennsylvania lists and support higher property values. Because rankings change, out‑of‑state buyers should always confirm current data directly with sources like Niche, SchoolDigger, and district/state reports.
Commuting to Philadelphia
Many Montgomery County towns offer Regional Rail into Center City plus strong highway access. Popular commuter‑friendly boroughs include:
Ambler (Lansdale/Doylestown Line)
Lansdale (Lansdale/Doylestown Line, hub station)
Conshohocken (Manayunk/Norristown Line)
Jenkintown–Wyncote/Jenkintown (major hub with multiple lines)
Ardmore (Paoli/Thorndale Line on the Main Line)
Highways like the Pennsylvania Turnpike, Routes 309, 202, 476, and 76 give drivers multiple routes into the city and across the region, which is important if your job isn’t directly on a train line.
Market Competitiveness
As of 2026, Montgomery County’s housing market is on solid but competitive footing:
Median home value in the mid‑400s with modest annual appreciation.
Limited inventory compared with pre‑2020, especially in popular school districts and walkable boroughs.
Homes under certain price points (often under 500K–600K) can see multiple offers and short days on market, while luxury homes have narrower buyer pools and longer timelines.
Competitiveness varies by price range and township, so your experience in, say, Ambler or Lower Merion may differ from Pottstown or Upper Frederick.
Timeline for Relocation
For financed purchases, 30–45 days from accepted offer to closing is typical in Pennsylvania, covering appraisal, inspections, underwriting, title work, and settlement. You should also budget time for:
Pre‑approval and financial prep (often 1–4 weeks)
Home search, which can range from a couple of weeks to several months depending on inventory and your criteria
If you’re moving for a job, starting your planning at least a few months before your target move date lets you coordinate lease end, sale of your current home, or temporary housing.
Renting Before Buying
Some out‑of‑state buyers choose to:
Rent short‑term or use corporate housing
Explore multiple towns and school districts
Get a feel for commutes and daily life before purchasing
Rental inventory and price vary by township; train‑town boroughs and closer‑in suburbs may have more apartments and townhomes, while outer areas skew toward single‑family rentals.
What Out‑of‑State Buyers Often Overlook
Common surprises for newcomers include:
How much property taxes can differ across short distances because of school districts.
School district boundaries not always matching mailing addresses or ZIP codes.
HOA or condo fees in some townhome and 55+ communities.
Township or borough resale requirements (use-and-occupancy, local inspections) and typical Pennsylvania inspection norms (radon, wood‑destroying insects, sewer/septic, etc.).
Appraisal and closing processes that differ from their previous state.
Having a local guide and lender familiar with Pennsylvania contracts makes the transition smoother.
Relocating to Montgomery County?
Relocation is easier with a structured plan that ties together:
Budget and cost‑of‑living expectations
School district and tax implications
Commute needs (train vs. driving)
Lifestyle priorities (walkability, yard size, community feel)
Market competitiveness by price range and township
👉 Schedule Your Buyer Strategy Consultation Here
You can walk through:
Township comparisons
Payment breakdowns (price + taxes)
Offer strategy and timing
A relocation timeline tailored to your move
