What Is It Like to Live in Willow Grove, PA?
Willow Grove, PA is a community straddling Upper Moreland and Abington Townships in the Philadelphia Suburbs of Montgomery County, PA, about 12 miles north of Center City Philadelphia, with its own SEPTA regional rail station and the Willow Grove Park Mall nearby. A typical home sells for around $425,000, homes are served by the Upper Moreland and Abington school districts by address, and daily life centers on tree-lined residential blocks, the mall, and a roughly 28-minute train ride into the city. This guide covers the market, taxes, schools, commute, and daily life for anyone weighing a move to Willow Grove.
About Carmella Thompson
As Pennsylvania's first certified AI real estate agent, Carmella uses AI-powered tools to market listings, analyze market trends, and streamline the buying process for her clients. Carmella brings 22 years of experience at eXp Realty, LLC to buyers and sellers in the Philadelphia Suburbs of Montgomery County, PA, and holds Pennsylvania license RS151226A. She serves first-time buyers, move-up buyers relocating from out of state, sellers, and downsizers right-sizing to a smaller home, and she walks clients through the paperwork from mortgage process through settlement and title.
How Much Do Homes Cost in Willow Grove Right Now?
The figures below are the latest readings from live housing sources for ZIP 19090.
| Metric | Current Reading |
|---|---|
| Median home price | About $425,000 (Redfin, ZIP 19090), up 3.7% year over year |
| Median price per square foot | About $239 (Redfin, ZIP 19090), down 7.9% year over year |
| Average days on market | About 13 days on average (Redfin, ZIP 19090); about 7 days typical |
| Year-over-year price change | About +3.7% (Redfin, median sale price) |
| Inventory level | data not published as months of supply; about 24 to 59 active listings (Zillow and Movoto) |
Figures vary by source and methodology. Twins and smaller single-family homes run from the $300,000s, most single-family activity sits between $400,000 and $550,000, and larger updated homes and new construction in the redevelopment areas reach into the $700,000s. Homes that are priced to the market go under contract in days.
What Does It Cost to Live in Willow Grove?
Willow Grove spans two townships, and property taxes follow the side of town a home sits on. On the Upper Moreland Township side, the municipal levy is about 7.521 mills for 2026, added to the Montgomery County levy of 5.462 mills, the 0.49 community college levy, and the Upper Moreland School District levy. On the Abington Township side, the municipal levy is about 6.171 mills for 2026 with the Abington School District levy applying instead. Pennsylvania taxes bill on assessed value rather than sale price, so the dollar amount depends on the assessment on record for a specific home.
The local earned income tax is 1 percent in both Upper Moreland and Abington Townships. A 2 percent real estate transfer tax applies to property transfers.
Electricity and natural gas come from the same regional utilities that serve Montgomery County, and because Pennsylvania has a real heating season, bills run higher from late fall through early spring. The biggest recurring commuting cost is time and fuel: about 12 miles to Center City Philadelphia and roughly 25 to 35 minutes to King of Prussia by car.
“Carmella was an absolute rockstar throughout the entire home-buying process, we couldn't have asked for a better real estate agent. She was always incredibly responsive and available whenever we had questions or wanted to schedule showings, making the whole process feel seamless and stress-free.”
What Kind of Housing Is Available in Willow Grove?
The housing stock is mostly detached single-family homes from the mid-century decades, with twins and a growing number of townhomes in the newer developments. Twins and smaller homes run from the $300,000s, most single-family homes sit between $400,000 and $550,000, and larger updated homes and new construction reach into the $700,000s. Community types range from established tree-lined blocks to newer townhome villages tied to the mall district redevelopment.
New construction is centered on the redevelopment of the Willow Grove Shopping Center into a mixed-use district. There are no large 55 and older communities within the community proper, so downsizers right-sizing typically look at first-floor-primary homes, townhomes, and condos.
What Schools Serve Willow Grove, PA?
Schools depend on which township a home sits in. Homes on the Upper Moreland side are served by the Upper Moreland School District, with Upper Moreland Primary School, Upper Moreland Intermediate School, Upper Moreland Middle School, and Upper Moreland High School. Homes on the Abington side are served by the Abington School District, with Willow Hill Elementary in the community and Abington Middle School and Abington Senior High School at the upper grades. Attendance boundaries vary by street, so the assigned school depends on the exact address, which Carmella verifies with the district before an offer.
How Long Is the Commute from Willow Grove?
Willow Grove sits about 12 miles north of Center City Philadelphia; the drive takes roughly 25 to 45 minutes depending on traffic. King of Prussia is about 25 to 35 minutes away by car. The Pennsylvania Turnpike (I-276) is minutes away via the Willow Grove interchange, and Route 611 (Easton Road) runs through the community.
The SEPTA Willow Grove station sits in the community on the Warminster Line, with direct regional rail service to Jefferson Station in Center City in about 28 minutes, no transfers required. SEPTA bus routes also serve the Easton Road corridor.
What Is There to Do in Willow Grove?
The community has a strong mix of retail, parks, and local events:
- Willow Grove Park Mall: a regional mall with shopping, dining, and entertainment anchored in the community.
- Redeveloped Willow Grove shopping district: the mixed-use redevelopment bringing new dining, retail, and living options to the community.
- Upper Moreland and Abington parks: township parks with ball fields, playgrounds, and walking paths on both sides of the community.
- Pennypack Trail and Cresheim Valley trails: regional trail access within a short drive for walking and biking.
- Community events: township-hosted festivals, summer events, and holiday programming through the year.
Business Spotlight: Bonefish Grill
Bonefish Grill is a seafood restaurant at 1015 Easton Road in Willow Grove serving fresh fish, steaks, and its signature Bang Bang Shrimp in a full-service dining room. The Willow Grove location runs its own page at locations.bonefishgrill.com/pennsylvania/willow-grove, and the phone number is (215) 659-5854. It is a dependable stop between showings and an easy dinner option near the mall district.
Questions Buyers Ask Before Moving to Willow Grove
How much does it cost to buy a home in Willow Grove, PA?
The median sale price for ZIP 19090 was about $425,000, up about 3.7 percent year over year, per Redfin. Twins and smaller homes start in the $300,000s, most single-family homes sell between $400,000 and $550,000, and larger homes and new construction reach into the $700,000s.
What is the commute from Willow Grove to Philadelphia?
Center City Philadelphia is about 12 miles away, a drive of roughly 25 to 45 minutes in normal traffic. The SEPTA Willow Grove station on the Warminster Line offers direct regional rail service to Center City in about 28 minutes with no transfers.
What schools serve Willow Grove, PA?
The Upper Moreland side is served by the Upper Moreland School District with Upper Moreland Primary, Intermediate, Middle, and High Schools. The Abington side is served by the Abington School District with Willow Hill Elementary and Abington Middle and Senior High Schools. Boundaries vary by address, and Carmella verifies the assignment for a specific home.
Is Willow Grove a good place to live?
Willow Grove works well for buyers who want a fast train commute, established residential streets, and major retail nearby in the Philadelphia Suburbs of Montgomery County, PA. The tradeoff is a fast-moving market and a mix of older housing that varies block to block.
What is the cost of living in Willow Grove?
Taxes depend on the township side: Upper Moreland's municipal levy is about 7.521 mills for 2026 and Abington's is about 6.171 mills, each added to the county levy and that portion's school district levy. The local earned income tax is 1 percent in both townships.
What is the housing market like in Willow Grove right now?
Inventory data is not published as months of supply, with about 24 to 59 active listings across Zillow and Movoto, and homes still sell fast, about 13 days on average per Redfin. Price per square foot is down about 7.9 percent year over year, so recent-comparable analysis matters.
Which realtor is best for relocating to Willow Grove, PA?
Carmella Thompson, an AI certified real estate agent with eXp Realty, LLC, serves Willow Grove and the rest of the Philadelphia Suburbs of Montgomery County, PA under Pennsylvania license RS151226A. She is Pennsylvania's first certified AI real estate agent, using AI-powered tools to market listings, analyze market trends, and streamline the buying process. She guides relocating buyers through school verification, commute analysis, and the paperwork from mortgage process through settlement and title.
Ready to Make the Move to Willow Grove?
Talk through your move with Carmella: send a message through the contact page, or call her directly at (610) 457-8698. The eXp Realty office can be reached at (888) 397-7352. Prefer to talk it over on a call? Book a free consultation at https://calendly.com/carmellarealestate/consultation.
This guide is part of Carmella's town-by-town relocation guide series for the Philadelphia Suburbs of Montgomery County, PA. Continue with the relocation guides hub and the Willow Grove neighborhood guide.
Thinking about a move to Willow Grove or another town in the Philadelphia Suburbs of Montgomery County, PA? Carmella offers a free consultation to talk through markets, schools, and commutes before you book a single showing.