ERIC KELLEY

REALTOR | ATTORNEY

Moving to the Philadelphia Suburbs:

The 2026 Relocation Guide for Families

Summary

Families moving to the Philadelphia suburbs in 2026 face a market that looks very different from what it did just a few years ago. Prices remain high, inventory is still constrained, and mortgage rates have permanently changed how buyers think about affordability. At the same time, the region continues to offer some of the best public schools, safest neighborhoods, and most stable home values on the East Coast.

Relocating families who understand how this market actually works make confident, successful moves. Those who don’t often overpay, choose the wrong town, or end up frustrated. This guide is designed to help families move to the Philly suburbs with clarity, realism, and a strategic advantage.

 

Table of Contents

  1. Why Families Are Still Choosing the Philly Suburbs

  2. How the Suburban Landscape Has Changed

  3. Understanding School Districts and Their Impact on Value

  4. Main Line vs Chester County vs Bucks County

  5. Commute Patterns and Work-from-Home Reality

  6. What Homes Cost in 2026

  7. Taxes, Cost of Living, and Long-Term Affordability

  8. Mistakes Relocating Families Make

  9. A Smart Relocation Strategy

 

1. Why Families Are Still Choosing the Philly Suburbs

Even with higher home prices and mortgage rates, the Philadelphia suburbs remain one of the strongest family relocation destinations in the Northeast.

Families are drawn to:

  • Highly ranked public school districts

  • Large homes and yards compared to urban living

  • Safe, community-oriented neighborhoods

  • Easy access to Philadelphia, New York, and Washington DC

Unlike boom-and-bust markets in the Sun Belt, the Philly suburbs have remained relatively stable because demand is driven by schools, employment, and geography rather than speculation.

For families looking to plant roots, stability matters more than short-term price swings.

 

2. How the Suburban Landscape Has Changed

Between 2020 and 2022, many families relocated to the suburbs during a wave of remote work and low interest rates. That surge permanently reset prices.

In 2026:

  • Inventory is higher than during the pandemic, but still below historic norms

  • Buyers have more leverage than they did in 2021

  • Sellers are more realistic about pricing

  • Homes take longer to sell, which creates negotiation opportunities

Families moving today benefit from a more balanced market, but they must still be strategic.

 

3. Understanding School Districts and Their Impact on Value

In the Philadelphia suburbs, school districts are the single most important driver of long-term home values.

Top districts include:

  • Lower Merion

  • Radnor

  • Tredyffrin-Easttown

  • Unionville-Chadds Ford

  • Central Bucks

  • Council Rock

Homes in these districts command premium prices because demand is constant. Even during downturns, buyers compete to access these schools.

Families relocating should think of school districts as both an educational choice and an investment decision.

 

4. Main Line vs Chester County vs Bucks County

These three regions offer very different experiences.

The Main Line

Includes towns like Ardmore, Bryn Mawr, Haverford, Radnor, Wayne, and Villanova.

Pros:

  • Prestigious school districts

  • Walkable downtowns

  • Short commutes

  • Strong resale value

Cons:

  • Smaller lots

  • Higher prices

  • Higher taxes

Chester County

Includes West Chester, Downingtown, Malvern, Exton, and Unionville.

Pros:

  • More space

  • Newer homes

  • Excellent schools

  • Better value

Cons:

  • Longer commutes

  • Less walkability

Bucks County

Includes Doylestown, Newtown, Yardley, and areas in Central Bucks and Council Rock.

Pros:

  • Family-focused neighborhoods

  • Larger homes

  • Good schools

  • Slightly lower prices

Cons:

  • Car-dependent

  • Longer commute to Philly

 

5. Commute Patterns and Work-from-Home Reality

Many relocating families now have hybrid or remote work schedules. That changes how far they can live from the city.

Main Line towns are ideal for families commuting to:

  • Center City

  • University City

  • King of Prussia

Chester and Bucks County are better for families who commute only a few days per week.

Commute time is one of the most overlooked quality-of-life factors.

 

6. What Homes Cost in 2026

Prices vary by location and school district, but roughly:

  • Entry-level single-family homes in strong districts often start around $600,000

  • Move-up homes range from $700,000 to $900,000

  • Larger or renovated homes in premium areas reach $1M+

Families relocating from higher-cost cities are often surprised how far their money goes in Chester and Bucks County compared to the Main Line.

 

7. Taxes, Cost of Living, and Long-Term Affordability

Property taxes vary significantly by municipality and school district. Two identical homes can have vastly different tax bills.

In general:

  • Main Line areas have higher taxes

  • Chester County often offers better tax efficiency

  • Bucks County varies widely by township

Taxes must be factored into monthly affordability.

 

8. Mistakes Relocating Families Make

Common errors include:

  • Choosing based only on house size

  • Ignoring school districts

  • Underestimating taxes

  • Misjudging commute times

  • Overpaying out of fear

A smart relocation is about balancing lifestyle, finances, and long-term value.

 

9. A Smart Relocation Strategy

Families relocating successfully:

  • Choose school districts first

  • Set realistic budgets

  • Understand commute trade-offs

  • Negotiate confidently

  • Plan for long-term stability

The Philadelphia suburbs reward thoughtful buyers.

 

By Eric Kelley, Philadelphia Suburbs Realtor & Attorney