Blue Bell is where I take buyers who want space, beautiful homes and an easy drive to major employers. Most of Whitpain Township uses the Blue Bell ZIP code, and the township had 20,333 residents at the 2020 Census (Wikipedia). Money magazine ranked Blue Bell 14th on its 2005 list of the 100 best places to live in the U.S. (Wikipedia). Here's how I explain it to the families I help move here.

Photo: Montgomery County Planning Commission / Wikimedia Commons, CC BY-SA 2.0

From Pigeontown to Blue Bell

Whitpain is one of Montgomery County's oldest townships, an independent township since 1701 on land bought by London butcher Richard Whitpaine as part of William Penn's "Holy Experiment" (Wikipedia). George Washington made Dawesfield, a home on Lewis Lane, his headquarters in the fall of 1777, and it's on the National Register (same source). The village was first called Pigeontown, for flocks of passenger pigeons, and was renamed in 1840 for the Blue Bell Inn (Wikipedia).

Photo: Jerrye & Roy Klotz, MD / Wikimedia Commons, CC BY-SA 4.0

The vibe

Blue Bell is known for large executive-style homes, major business parks and community shopping (Wikipedia). Unisys has its global headquarters here, and the township is a mix of older villages like Center Square, Broad Axe, Custer and Washington Square (Wikipedia).

Local favorites

Blue Bell Country Club has an 18-hole Arnold Palmer Signature course, and Bluestone Country Club is here too (Wikipedia). Wings Field is a general aviation airport that's fun to watch on a sunny weekend (Wikipedia). Montgomery County Community College's main campus is in Blue Bell (same source). The Montgomery Mall, Plymouth Meeting Mall and King of Prussia are all nearby for shopping (Wikipedia). I haven't confirmed current hours or seasons for every spot below, so check before you go.

Photo: Jerrye & Roy Klotz, MD / Wikimedia Commons, CC BY-SA 4.0

Schools: Wissahickon

Whitpain is in the Wissahickon School District. Blue Bell, Shady Grove and Stony Creek elementary schools are in the township, while Wissahickon Middle and High schools are just outside it (Wikipedia). Always confirm the assigned school for a specific address with the district.

Photo: Montgomery County Planning Commission / Wikimedia Commons, CC BY-SA 2.0 (Whitpain Twp)

Getting around

US 202 (DeKalb Pike) and PA 73 (Skippack Pike) cross at Center Square, and SEPTA buses 94, 95, 96 and 98 serve the township (Wikipedia). There's no train station inside Whitpain, but the North Wales and Ambler stations on the Lansdale/Doylestown Line are close by (same source).

Taxes and resale requirements

Here's what to expect for property taxes and resale steps. One mill is $1 of tax for every $1,000 of assessed value (not the sale price), so mills × 100 gives the yearly tax on a $100,000 assessment.

Whitpain Township: 36.502 total mills = 5.952 county (5.462 county + 0.49 community college) + 3.95 township + 26.6 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $3,650.20 a year (36.502 × 100). Whitpain doesn't require a resale inspection. (Millage: Montgomery County Board of Assessment Appeals, 2026 rates. Resale requirements: Suburban Realtors Alliance municipal database (members-only), accessed Oct 13, 2026.)

Tax bills also depend on your assessment, any homestead exclusion and the discount or penalty period, so I always pull the exact figures for a specific house.

The Blue Bell market right now

Blue Bell is one of the higher price points on my list, and it's moving well: homes sold at or above original asking on average, with Q3 even stronger.

I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Whitpain Township (Montgomery County), by close date. Over the last 12 months (October 2025 through September 2026), 191 homes sold at a median of $725,000 and an average of $830,588. They averaged 22.2 days on market, and the average sold-to-original-list-price ratio was 100.22%. 151 of those 191 sales had 30 or fewer days on market. Q3 2026 alone brought 61 sales at a $750,000 median and 102.48% of original list, averaging 18.6 days on market. As of October 13, 2026 there were 36 active and coming-soon listings.

Source: Bright MLS, Whitpain Township, Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.

Moving up in Blue Bell

Most of my clients aren't first-time buyers; they're families selling one home and buying the next at the same time. My job is to run both sides on one calendar: pricing your current home, getting your financing options (a sale-contingent offer, a bridge loan or HELOC, or a rent-back) lined up before you list, and timing the closings so you only move once.

What clients say

Grant Thompson: "Nick played many roles during the process of selling our home. His strategy, vision and positive attitude paid off. Within a day of being listed our home was sold. He’s a brilliant strategist and a supreme negotiator with excellent communication and response time. He makes the impossible, possible!"

Review from Google.

I'm Nick Rau, President of Sales with the Rarity Real Estate Team, ranked in the Top 1% of agents nationally (RealTrends 2025, individual), with more than 135 Google reviews, and I'd love to help you make your move to (or within) Blue Bell.

Contact Nick

Nick Rau, Rarity Real Estate Team
1100 N Delaware Ave Suite A, Philadelphia, PA 19125
Phone: (215) 593-7498
Email: [email protected]
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Blue Bell FAQ

Is Blue Bell in Bucks County?

No. Blue Bell is in Whitpain Township, Montgomery County.

What school district serves Blue Bell?

Whitpain Township is in the Wissahickon School District, with Blue Bell, Shady Grove and Stony Creek elementary schools in the township. Confirm by address.

What's the median home price in Blue Bell?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Whitpain Township was $725,000; in Q3 2026 it was $750,000 (Bright MLS, pulled Oct 13, 2026).

How fast are homes selling in Blue Bell?

151 of 191 sales over the last 12 months had 30 or fewer days on market, at an average of 100.22% of original list price (Bright MLS, pulled Oct 13, 2026).