The Suburban Surge Continues
Philadelphia's suburban counties — particularly Montgomery and Bucks — have been among the most competitive real estate markets in Pennsylvania for the past several years. The pandemic-era migration from city to suburbs wasn't a temporary blip; it's become a structural shift. Remote and hybrid work arrangements have made the suburbs more attractive than ever for families and professionals who want more space without giving up access to the city.
Montgomery County Snapshot
Montgomery County remains one of the most desirable and expensive suburban markets in the Philadelphia metro. Areas like Lower Merion, Cheltenham, and Abington consistently see strong demand thanks to excellent school districts, established neighborhoods, and easy access to Center City via regional rail.
Median home prices in Montgomery County have pushed past $425,000, with higher-end communities like Narberth, Ardmore, and Blue Bell regularly seeing homes sell above $600,000. Inventory remains tight — homes priced correctly and in good condition are still receiving multiple offers within the first week on market.
For buyers, the best opportunities are in communities slightly further from the city like Lansdale, North Wales, and Pottstown, where you can still find solid homes in the $300,000-$400,000 range with room to grow.
Bucks County Snapshot
Bucks County offers more diversity in terms of price points and property types. Lower Bucks (Bensalem, Bristol, Levittown) remains the most affordable entry point into suburban living, with median prices in the mid-$300,000s. Central Bucks (Doylestown, New Hope, Newtown) commands premium prices — often $500,000+ — driven by top-rated schools and charming town centers.
Upper Bucks is where investors and value-seekers are finding opportunities. Towns like Quakertown and Perkasie offer significantly lower price points with the tradeoff of a longer commute. For remote workers who only need to be in the office a few days per month, it's a compelling value proposition.
What Sellers Should Know
If you're selling in the suburbs, you're still in a strong position — but the days of listing at any price and getting offers over asking are fading. Buyers are more selective now, partly because higher interest rates have reduced their purchasing power and partly because they have slightly more inventory to choose from.
Presentation matters more than it did two years ago. Professional photos, strategic staging, and competitive pricing from day one will determine whether you sell in a week or sit for a month. Work with an agent who specializes in your specific community and can provide accurate, hyperlocal comps.
What Buyers Should Know
Patience and preparation are your best assets right now. Get fully pre-approved, not just pre-qualified. Know your non-negotiables versus your nice-to-haves. And be ready to move quickly when the right home hits the market — in the most competitive price ranges ($350K-$550K), well-priced homes still go under contract within days.
Buying or Selling in the Suburbs?
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