Best Suburbs to Live in Pennsylvania

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Best suburbs to live in Pennsylvania

Cities may have the nightlife, but the convenience and affordability of the suburbs are becoming hot as the millennial generation moves into its homebuying phase. Even before the COVID-19 pandemic shook up workplace norms and superheated the housing market, folks have been flocking away from major urban centers.

In Colorado, for instance, lesser-known suburbs outside of Denver such as Boulder have become magnets for young parents, ranking among the biggest destinations for out-of-state millennials who chose to move in 2023. And companies are taking note of the trend as well: Many are establishing satellite offices and new headquarters in less urban areas.

Stacker compiled a list of the best suburbs to live in Pennsylvania using data from Niche's 2024 Best Places to Live. Niche ranks places to live based on an array of factors, including the cost of living, educational level of residents, housing costs, and quality of schools.

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#30. Buckingham Township, Pennsylvania

- Overall Rank: 424
- Population: 20,820
- Median household income: $181,855
- Median home value: $644,300 (95% own)
- Median rent: $1,475 (5% rent)
- Top public schools: Central Bucks High School - East (grade A+), Central Bucks High School - West (grade A+), Linden Elementary School (grade A)
- Top private schools: George School (grade A+), Solebury School (grade A+), Gwynedd Mercy Academy High School (grade A)

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#29. Edgeworth, Pennsylvania

- Overall Rank: 417
- Population: 1,520
- Median household income: $208,333
- Median home value: $714,100 (91% own)
- Median rent: $1,313 (9% rent)
- Top public schools: Edgeworth Elementary School (grade A), Osborne Elementary School (grade A), Quaker Valley Middle School (grade A)
- Top private schools: Sewickley Academy (grade A+), Robinson Township Christian School (grade A minus), Our Lady of the Sacred Heart High School (grade B+)

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#28. Fox Chapel, Pennsylvania

- Overall Rank: 404
- Population: 5,299
- Median household income: $250,001
- Median home value: $856,100 (93% own)
- Median rent: No data available (7% rent)
- Top public schools: Fox Chapel Area High School (grade A+), Fairview Elementary School (grade A+), Dorseyville Middle School (grade A+)
- Top private schools: Shady Side Academy (grade A+), Winchester Thurston School (grade A+), The Ellis School (grade A+)

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#27. Spring House, Pennsylvania

- Overall Rank: 387
- Population: 4,840
- Median household income: $160,938
- Median home value: $620,300 (85% own)
- Median rent: $2,450 (15% rent)
- Top public schools: The Souderton Charter School Collaborative (grade A+), Wissahickon Senior High School (grade A+), Wissahickon Middle School (grade A)
- Top private schools: Germantown Academy (grade A+), Abington Friends School (grade A+), Springside Chestnut Hill Academy (grade A+)

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#26. Plymouth Meeting, Pennsylvania

- Overall Rank: 361
- Population: 6,756
- Median household income: $120,662
- Median home value: $449,600 (65% own)
- Median rent: $1,803 (35% rent)
- Top public schools: Plymouth-Whitemarsh Senior High School (grade A+), Plymouth Elementary School (grade A), Colonial Middle School (grade A)
- Top private schools: Germantown Friends School (grade A+), The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+)

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#25. Narberth, Pennsylvania

- Overall Rank: 360
- Population: 4,478
- Median household income: $114,691
- Median home value: $620,300 (56% own)
- Median rent: $1,738 (44% rent)
- Top public schools: Harriton Senior High School (grade A+), Lower Merion High School (grade A+), Penn Valley School (grade A+)
- Top private schools: Germantown Friends School (grade A+), The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+)

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#24. Radnor Township, Pennsylvania

- Overall Rank: 352
- Population: 33,260
- Median household income: $150,863
- Median home value: $762,400 (62% own)
- Median rent: $1,795 (38% rent)
- Top public schools: Radnor Senior High School (grade A+), Ithan Elementary School (grade A+), Radnor Middle School (grade A+)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+)

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#23. Charlestown Township, Pennsylvania

- Overall Rank: 351
- Population: 6,093
- Median household income: $191,629
- Median home value: $719,200 (89% own)
- Median rent: $2,098 (11% rent)
- Top public schools: Valley Forge Middle School (grade A+), Valley Forge Elementary School (grade A+), Great Valley High School (grade A+)
- Top private schools: The Episcopal Academy (grade A+), Malvern Preparatory School (grade A+), Westtown School (grade A+)

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#22. Haverford Township, Pennsylvania

- Overall Rank: 348
- Population: 50,375
- Median household income: $124,875
- Median home value: $413,000 (87% own)
- Median rent: $1,584 (13% rent)
- Top public schools: Loomis Elementary School (grade A), Haverford Senior High School (grade A), Chatham Park Elementary School (grade A)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+)

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#21. West Conshohocken, Pennsylvania

- Overall Rank: 287
- Population: 1,516
- Median household income: $138,654
- Median home value: $391,100 (76% own)
- Median rent: $1,875 (24% rent)
- Top public schools: Upper Merion High School (grade A), Roberts Elementary School (grade A), Upper Merion Middle School (grade A)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+)

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#20. Blue Bell, Pennsylvania

- Overall Rank: 285
- Population: 6,428
- Median household income: $152,417
- Median home value: $532,600 (90% own)
- Median rent: $2,813 (10% rent)
- Top public schools: Wissahickon Senior High School (grade A+), Plymouth-Whitemarsh Senior High School (grade A+), Wissahickon Middle School (grade A)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Shipley School (grade A+)

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#19. East Whiteland Township, Pennsylvania

- Overall Rank: 280
- Population: 14,143
- Median household income: $137,439
- Median home value: $562,600 (60% own)
- Median rent: $1,862 (40% rent)
- Top public schools: Great Valley High School (grade A+), Charlestown Elementary School (grade A), Exton Elementary School (grade A)
- Top private schools: The Episcopal Academy (grade A+), Malvern Preparatory School (grade A+), Westtown School (grade A+)

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#18. Exton, Pennsylvania

- Overall Rank: 270
- Population: 6,272
- Median household income: $120,489
- Median home value: $535,100 (32% own)
- Median rent: $1,943 (68% rent)
- Top public schools: J.R. Fugett Middle School (grade A), Mary C. Howse Elementary School (grade A), Henderson High School (grade A)
- Top private schools: The Episcopal Academy (grade A+), Malvern Preparatory School (grade A+), Westtown School (grade A+)

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#17. King of Prussia, Pennsylvania

- Overall Rank: 264
- Population: 24,423
- Median household income: $107,139
- Median home value: $375,700 (49% own)
- Median rent: $1,854 (51% rent)
- Top public schools: Valley Forge Middle School (grade A+), Valley Forge Elementary School (grade A+), New Eagle Elementary School (grade A+)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+)

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#16. East Marlborough Township, Pennsylvania

- Overall Rank: 241
- Population: 7,432
- Median household income: $144,515
- Median home value: $537,700 (91% own)
- Median rent: $896 (9% rent)
- Top public schools: The Charter School of Wilmington (grade A+), Unionville High School (grade A+), Pocopson Elementary School (grade A)
- Top private schools: Tower Hill School (grade A+), Westtown School (grade A+), Sanford School (grade A+)

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#15. Upper Uwchlan Township, Pennsylvania

- Overall Rank: 238
- Population: 12,474
- Median household income: $186,688
- Median home value: $561,600 (92% own)
- Median rent: $2,994 (8% rent)
- Top public schools: Downingtown STEM Academy (grade A+), Lionville Middle School (grade A), Pickering Valley Elementary School (grade A)
- Top private schools: Malvern Preparatory School (grade A+), Church Farm School (grade A+), Kimberton Waldorf School (grade A)

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#14. Upper St. Clair, Pennsylvania

- Overall Rank: 227
- Population: 19,737
- Median household income: $128,482
- Median home value: $295,600 (91% own)
- Median rent: $1,780 (9% rent)
- Top public schools: Eisenhower Elementary School (grade A+), Upper St. Clair High School (grade A+), Baker Elementary School (grade A+)
- Top private schools: Bishop Canevin High School (grade A), Seton LaSalle Catholic High School (grade A), Robinson Township Christian School (grade A minus)

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#13. Paoli, Pennsylvania

- Overall Rank: 221
- Population: 6,121
- Median household income: $107,793
- Median home value: $445,300 (76% own)
- Median rent: $1,803 (24% rent)
- Top public schools: Conestoga Senior High School (grade A+), Valley Forge Middle School (grade A+), Hillside Elementary School (grade A+)
- Top private schools: Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+), Malvern Preparatory School (grade A+)

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#12. Nether Providence Township, Pennsylvania

- Overall Rank: 159
- Population: 14,432
- Median household income: $140,713
- Median home value: $400,300 (88% own)
- Median rent: $1,663 (12% rent)
- Top public schools: Wallingford Elementary School (grade A+), Swarthmore-Rutledge School (grade A+), Strath Haven High School (grade A+)
- Top private schools: The Episcopal Academy (grade A+), Friends' Central School (grade A+), The Agnes Irwin School (grade A+)

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#11. Jenkintown, Pennsylvania

- Overall Rank: 119
- Population: 4,703
- Median household income: $118,750
- Median home value: $331,600 (66% own)
- Median rent: $1,288 (34% rent)
- Top public schools: Jenkintown Middle/High School (grade A), Jenkintown Elementary School (grade A), Glenside Elementary School (grade B+)
- Top private schools: Germantown Friends School (grade A+), Germantown Academy (grade A+), William Penn Charter School (grade A+)

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#10. Conshohocken, Pennsylvania

- Overall Rank: 118
- Population: 9,182
- Median household income: $114,523
- Median home value: $381,100 (53% own)
- Median rent: $1,892 (47% rent)
- Top public schools: Plymouth-Whitemarsh Senior High School (grade A+), Plymouth Elementary School (grade A), Colonial Middle School (grade A)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+)

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#9. Mount Lebanon Township, Pennsylvania

- Overall Rank: 113
- Population: 33,754
- Median household income: $117,881
- Median home value: $350,800 (76% own)
- Median rent: $1,071 (24% rent)
- Top public schools: Mt. Lebanon Senior High School (grade A+), Markham Elementary School (grade A+), Jefferson Middle School (grade A+)
- Top private schools: Winchester Thurston School (grade A+), Central Catholic High School (grade A), Oakland Catholic High School (grade A)

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#8. Franklin Park, Pennsylvania

- Overall Rank: 94
- Population: 15,305
- Median household income: $158,052
- Median home value: $436,300 (92% own)
- Median rent: $1,940 (8% rent)
- Top public schools: North Allegheny High School (grade A+), Bradford Woods Elementary School (grade A+), Franklin Elementary School (grade A+)
- Top private schools: Winchester Thurston School (grade A+), Sewickley Academy (grade A+), Oakland Catholic High School (grade A)

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#7. Rose Valley, Pennsylvania

- Overall Rank: 83
- Population: 1,187
- Median household income: $250,001
- Median home value: $679,700 (97% own)
- Median rent: $3,250 (3% rent)
- Top public schools: Wallingford Elementary School (grade A+), Strath Haven High School (grade A+), Strath Haven Middle School (grade A)
- Top private schools: Archmere Academy (grade A+), Delaware County Christian School (grade A+), The Christian Academy (grade A)

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#6. Aspinwall, Pennsylvania

- Overall Rank: 67
- Population: 2,890
- Median household income: $107,738
- Median home value: $367,700 (58% own)
- Median rent: $1,182 (42% rent)
- Top public schools: Fox Chapel Area High School (grade A+), Fairview Elementary School (grade A+), Dorseyville Middle School (grade A+)
- Top private schools: Shady Side Academy (grade A+), Winchester Thurston School (grade A+), The Ellis School (grade A+)

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#5. Devon, Pennsylvania

- Overall Rank: 51
- Population: 1,890
- Median household income: $206,827
- Median home value: $655,700 (97% own)
- Median rent: $2,177 (3% rent)
- Top public schools: Conestoga Senior High School (grade A+), Valley Forge Middle School (grade A+), Devon Elementary School (grade A+)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+)

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#4. Swarthmore, Pennsylvania

- Overall Rank: 36
- Population: 6,507
- Median household income: $138,679
- Median home value: $504,900 (78% own)
- Median rent: $1,376 (22% rent)
- Top public schools: Swarthmore-Rutledge School (grade A+), Strath Haven High School (grade A+), Strath Haven Middle School (grade A)
- Top private schools: Friends' Central School (grade A+), Archmere Academy (grade A+), Delaware County Christian School (grade A+)

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#3. Penn Wynne, Pennsylvania

- Overall Rank: 21
- Population: 6,127
- Median household income: $142,005
- Median home value: $465,300 (86% own)
- Median rent: $1,838 (14% rent)
- Top public schools: Julia R. Masterman Laboratory and Demonstration School (grade A+), Lower Merion High School (grade A+), Bala Cynwyd Middle School (grade A+)
- Top private schools: Germantown Friends School (grade A+), The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+)

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#2. Ardmore, Pennsylvania

- Overall Rank: 5
- Population: 14,075
- Median household income: $117,997
- Median home value: $424,100 (65% own)
- Median rent: $1,615 (35% rent)
- Top public schools: Harriton Senior High School (grade A+), Lower Merion High School (grade A+), Penn Valley School (grade A+)
- Top private schools: The Baldwin School (grade A+), Jack M. Barrack Hebrew Academy (grade A+), The Episcopal Academy (grade A+)

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#1. Chesterbrook, Pennsylvania

- Overall Rank: 2
- Population: 5,428
- Median household income: $135,849
- Median home value: $406,200 (65% own)
- Median rent: $2,554 (35% rent)
- Top public schools: Conestoga Senior High School (grade A+), Valley Forge Middle School (grade A+), Valley Forge Elementary School (grade A+)
- Top private schools: The Episcopal Academy (grade A+), Malvern Preparatory School (grade A+), Westtown School (grade A+)

This story features data reporting and writing by Elena Cox and is part of a series utilizing data automation across 40 states.

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