Living in Huntingdon Valley, PA: My Guide to Lower Moreland and Bryn Athyn
Updated October 2026 · By Nick Rau, President of Sales, Rarity Real Estate Team
Huntingdon Valley is the leafy Montgomery County address right on the Bucks and Philadelphia lines, and it's a favorite for move-up families who want space and a small, well-regarded school district. The heart of it is Lower Moreland Township, with 13,917 residents at the 2020 Census (Wikipedia), plus Bryn Athyn Borough, with 1,272 (Wikipedia). Here's how I explain it to the families I help move here.
Photo: Shuvaev / Wikimedia Commons, CC BY-SA 3.0
Mills, a cathedral and a castle
Huntingdon Valley grew up along Huntingdon Pike (PA 232) and the mills of the Pennypack Creek; the Fetter's Mill Village Historic District and the Lady Washington Inn are on the National Register (Wikipedia). Bryn Athyn, whose name was meant to mean "Hill of Unity," was formed in 1916 and is home to Bryn Athyn Cathedral, renowned for its stained glass, and Glencairn Museum, the former Pitcairn residence that is open to the public (Wikipedia). Bryn Athyn College is also in the borough (same source).
Photo: Shuvaev / Wikimedia Commons, CC BY-SA 3.0
The vibe
This is a green place to live. Lorimer Park's 230 acres (Montgomery County) of woods and meadows connect to Philadelphia's Pennypack Park, and the park borders Fox Chase Farm (Wikipedia). The Pennypack Trail now runs along the old Newtown rail bed through the area (Wikipedia). Huntingdon Valley borders the Fox Chase, Bustleton and Somerton sections of Philadelphia (Wikipedia), so city amenities are close too.
Photo: Shuvaev / Wikimedia Commons, CC BY-SA 3.0
Schools: Lower Moreland (mostly)
Most of Huntingdon Valley is in the Lower Moreland Township School District: Pine Road Elementary, Murray Avenue School and Lower Moreland High School (Wikipedia). The 19006 mailing area also reaches into Upper Moreland and Abington school districts, and its Bucks County portions attend Centennial (same source), so I check the district for every address before we talk taxes or schools.
Photo: Montgomery County Planning Commission / Wikimedia Commons, CC BY-SA 2.0
Getting around
Huntingdon Pike (PA 232) and PA 63 (Welsh and Red Lion Roads) are the main local roads, and the Turnpike clips the township's northern corner with the nearest interchange in neighboring Upper Moreland (Wikipedia).
Local favorites
Lorimer Park is a 230-acre county park with trails, picnicking and access to the Pennypack Trail (Montgomery County). Iron Hill Brewery & Restaurant reopened at 785 Huntingdon Pike on June 22, 2026 (Philly Bite). Brown Ginger, an Indian restaurant at The Shops Village Center, 2651 Huntingdon Pike, opened in September 2026 (Glenside Local). Next door in Bryn Athyn, Glencairn Museum is showing "The Sacred Art of Ethiopia" through November 8, 2026, followed by its World Nativities exhibition from November 27 (Glencairn Museum).
Parks, libraries and events
Lorimer Park is the outdoor heart of the area. Besides hiking and picnicking, the county lists wildlife watching, horseback riding and, in winter, sledding and cross-country skiing (Montgomery County). Glencairn Museum's seasonal exhibitions make it an easy cultural outing just a few minutes away (Glencairn Museum). Iron Hill's reopening added an on-site brewery, outdoor beer garden and live music events back to Huntingdon Pike (Philly Bite).
The Huntingdon Valley market right now
Huntingdon Valley is a strong, stable market at a $725,000 median, and it gives buyers a bit more breathing room than the hottest Bucks towns: there were 49 homes on the market this fall, and sales averaged about a month on market. Well-priced homes still go fast.
I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Lower Moreland Township and Bryn Athyn Borough (Montgomery County) by close date. Over the last 12 months (October 2025 through September 2026), 168 homes sold at a median of $725,000 and an average of $737,091. They averaged 31.0 days on market (the average for the period), and the average sold-to-original-list-price ratio was 97.34%. 113 of those 168 sales had 30 or fewer days on market. Q3 2026 alone brought 68 sales at a $700,331 median and 98.33% of original list, averaging 26.0 days on market. As of October 13, 2026 there were 49 active and coming-soon listings.
Metric | Last 12 months (Oct 2025–Sep 2026) | Q3 2026 (Jul–Sep) |
|---|---|---|
Closed sales | 168 | 68 |
Median sold price | $725,000 | $700,331 |
Sold / original list price (average) | 97.34% | 98.33% |
Average days on market | 31.0 | 26.0 |
Active + coming soon (Oct 13, 2026) | 49 | 49 |
Source: Bright MLS, Lower Moreland Township and Bryn Athyn Borough (Montgomery County), Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.
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.
Lower Moreland Township: 58.1643 total mills = 5.952 county (5.462 county + 0.49 community college) + 6.918 township + 45.2943 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $5,816.43 a year (58.1643 × 100). Lower Moreland doesn't require a residential resale inspection. (Millage: Montgomery County Board of Assessment Appeals, 2026 rates. Resale requirements: Suburban Realtors Alliance municipal database (members-only), accessed Oct 13, 2026.)
Bryn Athyn Borough: the county's 2026 page lists 5.952 county mills (5.462 county + 0.49 community college) and 12.495 borough mills, with no school millage shown, so I check the school bill for each Bryn Athyn home directly (Montgomery County Board of Assessment Appeals). Bryn Athyn isn't in my SRA data set, so I'll confirm any resale steps with the borough.
Some Huntingdon Valley addresses are in Upper Moreland or Abington instead. Upper Moreland's total is 54.673 mills on the Montgomery County Board of Assessment Appeals page (2026–27 school year), and Abington's is 52.0232 mills (2026–27 school year, same county page), with no resale inspection required (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.
Moving up in Huntingdon Valley
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
Robert McArdle: "Nick and I met a couple years ago on a referral from a friend. He helped my family purchase our second home through a very, very long process as we looked for the right property. Nick was there every step of the way through the ups and the downs and always showed up to showings with a great energy. We eventually found our home and our experience was so awesome I was sure to recommend him to my brother, who also had a great experience on buying two properties in a short window. Nick is the epitome of hard work and professionalism and will take the time find you and your family or your business exactly what you need."
Stephen Carroll: "Working with Nick has been wonderful. His knowledge, experience level, and availability assured me that I had picked the right realtor. Nick took the time to understand our needs in a new home and ,with his guidance, helped us to choose the right one. Highly recommended!"
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) Huntingdon Valley.
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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Huntingdon Valley FAQ
Is Huntingdon Valley in Bucks County?
No. Huntingdon Valley is mainly in Lower Moreland Township and Bryn Athyn in Montgomery County; small parts of the mailing area reach into Bucks County.
Is Huntingdon Valley a good place to live?
Yes. It offers the Lower Moreland school district, Lorimer Park and the Pennypack Trail, Bryn Athyn Cathedral and quick access to Philadelphia.
What school district serves Huntingdon Valley?
Mostly the Lower Moreland Township School District; some addresses are in Upper Moreland, Abington or Centennial.
What's the median home price in Huntingdon Valley?
Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Lower Moreland Township and Bryn Athyn Borough was $725,000; in Q3 2026 it was $700,331 (Bright MLS, pulled Oct 13, 2026).
How fast are homes selling in Huntingdon Valley?
113 of 168 sales over the last 12 months had 30 or fewer days on market, at an average of 97.34% of original list price (Bright MLS, pulled Oct 13, 2026).
Can I sell my current home and buy in Huntingdon Valley 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.