Moving to the Philly Suburbs: What No One Tells You in 2026
If you are thinking about moving from Philadelphia to the suburbs—or relocating to the Philly suburbs from out of the area—you have probably heard the usual talking points: more space, quieter streets, better parking, good schools. All of that can be true, but there are some real‑life suburban details around Philadelphia that most people do not fully think through until after they move.
The short answer: the Philly suburbs can offer an amazing lifestyle, but the experience varies a lot by town, commute, and housing type. The details matter more than most people expect.
The Suburbs Are Not One Thing
One of the biggest surprises for people is how different each suburban town feels.
Some suburbs are very walkable with a strong main‑street feel, frequent events, and a real downtown. Others are more spread out and car dependent, with most errands happening in shopping centers and along highways. Some towns sit right on Regional Rail lines with a quick train into Center City, while others require a longer drive to the station or a full car commute.
Two towns can both be in Montgomery County or Bucks County and still offer completely different lifestyles, tax rates, housing styles, and daily rhythms. This is why it is not enough to say “we’re moving to the suburbs”—the specific suburb you choose is what really shapes your life.
Your Commute Will Shape Your Happiness
People often underestimate just how much their commute affects their day‑to‑day happiness.
In the Philly suburbs, your commute might involve:
Driving to a Regional Rail station and taking the train into Center City.
Driving all the way into the city or to another job hub like King of Prussia, Conshohocken, or the Main Line.
Working from home most days, but still needing easy access to errands, schools, and kids’ activities.
A hybrid pattern where some days are long commute days and others are fully remote.
A house can look perfect online and still become frustrating if the commute is longer, more unpredictable, or more stressful than you expected. A smarter move is to map your real work locations and routines first, then choose areas that support them instead of working against them.
Taxes and Monthly Costs Vary More Than You Think
Many people assume the suburbs are automatically cheaper—or automatically more expensive. The reality is more nuanced.
From town to town, you will see:
Different property tax rates and school taxes, even within the same county.
Some towns with lower home prices but higher annual taxes, others with higher prices but relatively lower tax rates.
HOA or community fees in certain developments that affect your monthly payment.
One big structural difference: when you live outside Philadelphia, you avoid the Philadelphia resident wage tax, which is roughly 3.7% on earned income for city residents as of 2025–2026. For many higher‑earning or dual‑income households, simply not paying that resident wage tax can make suburban life feel like a financial upgrade, even if property taxes are higher.
But that does not mean every suburb is cheaper overall. You still need to look at the full monthly picture: mortgage, property taxes, insurance, utilities, commuting costs, and the way the wage tax does or does not apply to your income.
You Will Probably Drive More Than You Expect
Even in more walkable suburbs with downtowns and train stations, most people end up driving more than they did in the city.
That often looks like:
More time in the car for errands, kids’ activities, and meeting friends.
Greater reliance on having one or two cars in the household, plus insurance and maintenance.
More planning around traffic patterns, school drop‑off times, and highway congestion.
For many people, the trade is worth it for the space, quieter streets, and easier parking at home. It is just important to go in with open eyes rather than assuming “walkable suburb” means city‑level walkability.
The Housing Stock Is Very Different From the City
Once you start touring homes in the suburbs, you will quickly see how different the housing stock is from typical city rowhomes.
In the Philly suburbs, you will see more:
Single family homes on a variety of lot sizes.
Townhome and twin communities with HOAs and shared amenities.
Fewer classic narrow rowhomes and more traditional colonials, split‑levels, newer construction, and ranch homes.
This can be a big upgrade if you want more space, a yard, a home office, or a finished basement. It can also mean more maintenance responsibilities—like roofs, driveways, and landscaping—compared to condo or small rowhome living in the city.
Thinking about the kind of home that fits your lifestyle now and a few years from now is just as important as deciding which town to live in.
The Biggest Mistake People Make When Moving Out of the City
The biggest mistake I see is choosing a suburb based only on a couple of visits, a YouTube ranking, or a town’s general reputation.
What really matters is:
Your daily routine (work, school, gym, kids’ schedules, hobbies).
Your commute pattern and how often you truly go into the city.
Your budget and true monthly comfort level, not just a max approval number.
How you actually spend your free time—and whether the town supports that.
The environment you want to come home to: quiet and tucked away, or lively and near shops and restaurants.
A town that is perfect for one family can feel totally wrong for another. The goal is not to find the “best” suburb on a list; it is to find the right suburb for you.
Want Help Figuring Out Which Suburb Fits You Best?
If you are thinking about moving to the Philly suburbs and want help narrowing down areas that actually match your lifestyle, commute, and budget, you can book a quick call with Shaina McAndrews, Realtor, and talk it through with someone who works across both the city and the surrounding counties.
Already Own in the City and Thinking About Selling?
If you already own a home in Philadelphia and are considering selling to move to the suburbs, your first step is understanding what your current home is worth in today’s market.
Moving to the Philly suburbs in 2026 can be a fantastic move, but it works best when it is done with intention and a clear plan. The right town, the right commute, and the right type of home make all the difference.
When you match the move to your real life—not just the idea of suburban life—the suburbs can be an incredible upgrade.
