Living in Horsham, PA: My Guide to Horsham Township
Updated October 2026 · By Nick Rau, President of Sales, Rarity Real Estate Team
Horsham is a Montgomery County township right on the Bucks County line, and it's a favorite for families who want space, parks and a strong school district. It had 26,564 residents at the 2020 Census across 17.3 square miles, and its villages include Prospectville, Maple Glen (shared with Upper Dublin), Hallowell and Horsham (Wikipedia). Here's how I explain it to the families I help move here.
Photo: User:Dough4872 / Wikimedia Commons, CC BY-SA 3.0
One of Montgomery County's oldest townships
Horsham was established in 1717 and named for Horsham in West Sussex, England, home of Samuel Carpenter, who bought 5,000 acres here (same source). Provincial governor Sir William Keith built his estate in the township, and today that's Graeme Park, a 42-acre historic site whose Keith House is the only surviving residence of a colonial Pennsylvania governor (same source). The township has three golf courses, too: Commonwealth National, Squires and Talamore (same source). Horsham has governed itself under a home rule charter since 1975 (same source), and its addresses span the 19044 Horsham ZIP plus parts of the Hatboro, Ambler, Chalfont and North Wales ZIPs.
Photo: Montgomery County Planning Commission / Wikimedia Commons, CC BY-SA 2.0
Photo: Dough4872 / Wikimedia Commons, Public domain, cropped
Photo: Montgomery County Planning Commission / Wikimedia Commons, CC BY-SA 2.0
The vibe
Horsham's restaurant scene is bigger than people expect. Iron Abbey on Easton Road is a gastropub with rotating craft beer, and NaBrasa, next door, does tableside Brazilian churrasco (Iron Abbey; NaBrasa). Copper Crow on Welsh Road is a modern American restaurant (Copper Crow). For the outdoors, Graeme Park's 42 acres are right in the township, and Blair Mill Park, owned by Upper Moreland Township, is home to the Hatboro Little League fields (Wikipedia).
Schools: Hatboro-Horsham
Horsham is served by the Hatboro-Horsham School District, shared with Hatboro: Simmons, Hallowell, Blair Mill and Crooked Billet elementary schools, Keith Valley Middle School and Hatboro-Horsham High School. The district notes blue ribbon honors from both the Pennsylvania and U.S. Departments of Education (Wikipedia). Always confirm the assigned school for a specific address.
Getting around
Horsham doesn't have its own Regional Rail station. SEPTA's Route 55 bus runs along Route 611 to Doylestown and to Willow Grove and Olney, the Route 310 Horsham Loop connects the business parks to the Willow Grove Park Mall, and the township's own weekday rush-hour shuttle links the business parks to SEPTA's Fort Washington station (same source). The nearest Regional Rail stations are in neighboring Hatboro and Willow Grove on the Warminster Line (Wikipedia; Wikipedia), and the Turnpike's Willow Grove interchange is just to the south.
The Horsham market right now
Horsham is one of the strongest seller's markets on my list: homes are selling above original asking price on average, and they move fast. For buyers, that means coming in prepared, and for move-up families it means the house you're selling is likely to go quickly.
I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Horsham Township (Montgomery County) by close date. Over the last 12 months (October 2025 through September 2026), 245 homes sold at a median of $580,000 and an average of $648,024, with 28 days on market (a period total from Bright's Market Statistics Report) and a sold-to-original-list ratio of 100.92%. 192 of those 245 sales closed within 30 days. Q3 2026 alone brought 79 sales at a $600,000 median and 101.45% of original list. As of October 2026 there were 55 active listings.
Metric | Last 12 months (Oct 2025–Sep 2026) | Q3 2026 (Jul–Sep) |
|---|---|---|
Closed sales | 245 | 79 |
Median sold price | $580,000 | $600,000 |
Sold / original list price | 100.92% | 101.45% |
Active inventory (Oct 2026) | 55 | 55 |
Source: Bright MLS, Horsham Township (Montgomery County), Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.
Moving up in Horsham
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
Ashley Micoletti: "Nick is the absolute best at what he does! He got us our dream home in the best school district and it was our first offer! He is selling our old house and I know that once it's on the market it will be sold in no time! Thank you so much Nick for everything!"
Dennis O’Rourke: "Working with Nick was a pleasure. He was committed to the sale of my home from beginning to end. I will absolutely work with Nick and his team again for any future selling or buying. Thanks again!"
Reviews 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) Horsham.
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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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Horsham FAQ
Is Horsham in Bucks County?
No. Horsham Township is in Montgomery County, right on the Bucks County line.
Is Horsham, PA a good place to live?
Yes. It offers Hatboro-Horsham schools, Graeme Park, three golf courses, plenty of parks and a strong restaurant scene.
What school district serves Horsham?
Hatboro-Horsham School District.
Is there a train station in Horsham?
No. The nearest SEPTA Regional Rail stations are in Hatboro and Willow Grove; a township shuttle also links the business parks to Fort Washington station on weekdays.
What's the median home price in Horsham?
Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Horsham Township was $580,000; in Q3 2026 it was $600,000 (Bright MLS, pulled Oct 13, 2026).
How fast are homes selling in Horsham?
192 of 245 sales over the last 12 months closed within 30 days, at 100.92% of original list price (Bright MLS, pulled Oct 13, 2026).
Can I sell my current home and buy in Horsham at the same time?
Yes. Options include a sale-contingent offer, a bridge loan or HELOC, or a rent-back; I coordinate both closings on one timeline.