Bustleton is a residential Far Northeast neighborhood centered on Grant and Bustleton avenues, between Roosevelt Boulevard, the city line, Red Lion Road and Pennypack Park (Wikipedia). It's known for twins and single homes rather than rows, and it's increasingly diverse, with many families from Russia, Ukraine and other former Soviet republics (same source). Here's how I explain it to the families I help move here.

Photo: Famartin / Wikimedia Commons, CC BY-SA 4.0

A tavern crossroads in old Lower Dublin Township

Bustleton grew up around the Bustleton Tavern, which dates to before the Revolution, and was part of Lower Dublin Township until the 1854 Act of Consolidation brought it into the city (Wikipedia). It was a trading center with hotels for farmers bringing goods to sell, and mills lined the Pennypack (same source).

Photo: Famartin / Wikimedia Commons, CC BY-SA 4.0

The vibe

Today it's a comfortable residential community with shopping along Roosevelt Boulevard, Bustleton Avenue, Grant Avenue and Red Lion Road, and very little industry (Wikipedia). There are no row homes here; many homes are side-by-side twins, plus singles, apartments and condos (same source).

Local favorites

Pennypack Park, part of the Fairmount Park system, forms the neighborhood's southern edge (Wikipedia). Lower Dublin Baptist Church is one of the oldest churches in America, with Revolutionary War soldiers in its burial ground (same source). The Church of Saint Luke the Beloved Physician on Welsh Road is the only Philadelphia church designed by Richard Upjohn (same source). The Bustleton Avenue storefronts are full of Russian-language shops and bakeries worth exploring (same source). I haven't confirmed current hours or seasons for every spot below, so check before you go.

Photo: Smallbones / Wikimedia Commons, Public domain

Schools

Bustleton is served by the School District of Philadelphia, including Joseph J. Greenberg (K–8), Anne Frank Elementary (K–5), C.C.A. Baldi Middle School and George Washington High School (Wikipedia). Maternity of the Blessed Virgin Mary parish runs a large Catholic elementary school (same source). Always confirm the assigned school for an address with the School District of Philadelphia.

Getting around

SEPTA bus routes 19, 58, 67 and 88 serve Bustleton, with the West Trenton and Fox Chase Regional Rail lines in nearby neighborhoods (Wikipedia). Roosevelt Boulevard, Welsh Road, Red Lion Road and Bustleton Avenue are the main roads (same source).

Taxes and resale requirements

Philadelphia's real estate tax rate is 1.3998% of a property's assessed value, the combined City and School District rate the City lists for the 2025 tax year (City of Philadelphia). Philadelphia residents pay a 3.735% Wage/Earnings Tax as of July 1, 2026, down from 3.74% (City of Philadelphia), and owner-occupants can apply for the Homestead Exemption, which takes $100,000 off the taxable assessment (City of Philadelphia). When you sell, you can order a Property Sales Certification from the City; it costs $139 and takes five business days (City of Philadelphia). I'll help you order it early so it never slows down your closing.

The Bustleton market right now

Bustleton gives buyers real choice right now, and the Q3 median came in higher than the 12-month figure. That's an encouraging sign for sellers too.

I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales with the Bright MLS subdivision listed as Bustleton, Philadelphia, by close date. Over the last 12 months (October 2025 through September 2026), 104 homes sold at a median of $370,000 and an average of $371,422. They averaged 26.8 days on market, and the average sold-to-original-list-price ratio was 96.71%. 72 of those 104 sales had 30 or fewer days on market. Q3 2026 alone brought 21 sales at a $420,000 median and 97.79% of original list, averaging 25.1 days on market. As of October 13, 2026 there were 34 active and coming-soon listings.

Source: Bright MLS, Bustleton (subdivision field), Philadelphia, Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.

Moving up in Bustleton

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

Michael Crowley: "Nick was a pleasure to work with. He’s professional, responsive and knowledgable on all things real estate. Really gives his clients the personal touch. I would definitely work with him again."

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) Bustleton.

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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Bustleton FAQ

Is Bustleton in Philadelphia?

Yes. Bustleton is in Far Northeast Philadelphia, ZIP 19115, just across the city line from Montgomery County.

What kind of homes are in Bustleton?

Mostly side-by-side twins and single homes, plus apartments and condominiums; there are no row homes, according to Wikipedia.

What's the median home price in Bustleton?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Bustleton was $370,000; in Q3 2026 it was $420,000 (Bright MLS, pulled Oct 13, 2026).

How fast are homes selling in Bustleton?

72 of 104 sales over the last 12 months had 30 or fewer days on market, at an average of 96.71% of original list price (Bright MLS, pulled Oct 13, 2026).