A neutral guide
to the suburbs.
Town profiles, comparison tools, and plain-English market data — built on objective data and fair-housing principles. No paywalls. No upsell.
The Goal
A non-partisan view of relocation within the Philadelphia metropolitan area.
The Data
Aggregated from municipal records, SEPTA schedules, and local school board reports.
The Author
Reviewed by Saiid Zamani, Licensed PA Realtor®. About
Featured Suburbs
All 19 Towns →Berwyn
ChescoBerwyn is a Main Line town in the Tredyffrin-Easttown School District with a small walkable village center.
Collegeville
MontcoGrowing Route 29 corridor town anchored by Ursinus College, Providence Town Center, and the Perkiomen Trail.
King of Prussia
MontcoMajor employment and retail hub anchored by the King of Prussia Mall, with easy access to I-76, I-476, and the PA Turnpike.
Malvern
ChescoMalvern Borough has a historic walkable downtown with restaurants and shops; the surrounding area is in the Great Valley School District.
Newtown Square
DelcoWestern Delaware County township with higher median home prices, home to Aronimink Golf Club and SAP North America's campus, with quick access to West Chester Pike and the Blue Route.
Norristown
MontcoMontgomery County seat served by two SEPTA Regional Rail lines (Manayunk/Norristown and Lansdale/Doylestown), with a walkable Main Street and some of the metro's lower median home prices.
Phoenixville
ChescoReinvented mill town along the Schuylkill with a thriving Bridge Street, breweries, and the historic Colonial Theatre.
Plymouth Meeting
MontcoPlymouth Meeting is a Montgomery County community at the junction of the PA Turnpike and Blue Route, known for the Plymouth Meeting Mall and quick access to King of Prussia and Center City.
West Chester
ChescoWalkable historic borough and county seat with a lively downtown, university energy, and award-winning schools.
The Sections
Guides & tools, organized like a reference manual.
Selling your home
Pricing, prep, costs, and the PA closing process — every step explained.
Seller guides →Buying your home
Pre-approval, offers, contingencies, and PA-specific closing costs.
Buyer guides →Compare suburbs
Side-by-side taxes, schools, commute, and prices for up to 4 towns.
Open compare →Common Questions
All FAQs →How much does it cost to sell a house in Pennsylvania?
Total seller costs in PA typically run 7–8% of the sale price. That includes negotiable agent commission (commonly 5–6%), the seller's half of the realty transfer tax (1%), title and settlement fees ($300–$700), and any mortgage payoff. Get a written net sheet from your agent for your specific situation.
What is the property tax rate in the Philadelphia suburbs?
Property tax rates vary by township and school district. In the Main Line suburbs, effective rates commonly fall between roughly 1.8% (Tredyffrin-Easttown / Great Valley) and 2.8% (some Delaware County townships). Always confirm with the most recent county and school district millage rates.
How long does it take to close on a home in PA?
Most financed transactions close in 30–45 days from accepted offer. Cash transactions can close in 14–21 days. Settlement happens at a title company.
Do I need a buyer's agent?
You are not legally required to use one, but a buyer's agent represents your interests in negotiation, manages contingencies and timelines, and helps you avoid contractual mistakes. Recent NAR rule changes require buyers to sign a written agent agreement before touring, so understand the compensation terms upfront.
What is the realty transfer tax in Pennsylvania?
Pennsylvania charges a 1% state realty transfer tax plus a 1% local tax (typically 2% total), customarily split 50/50 between buyer and seller. Some municipalities have different local rates.