Living in Montgomeryville, PA: My Guide to Montgomery Township
Updated October 2026 · By Nick Rau, President of Sales, Rarity Real Estate Team
Montgomeryville is the busy heart of Montgomery Township, the largest municipality in the North Penn area, with an estimated 26,210 residents (Wikipedia). A 2010 Forbes/Yahoo survey ranked Montgomeryville fifth on its list of America's top 10 affordable suburbs (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
Welsh roots since 1714
Montgomery Township was incorporated in 1714, and early settler Alexander Edwards, who came from Wales, described himself in his 1712 will as "of Montgomery" (Wikipedia). The county was likely named for Montgomeryshire, Wales, home of many early Welsh settlers, and the Knapp Farm has been on the National Register since 1976 (same source).
Photo: Shuvaev / Wikimedia Commons, CC BY-SA 4.0
The vibe
This is a convenient, newer-suburb kind of place, with tract neighborhoods and shopping along the Route 309 corridor; the township's downtown is Montgomery Square on PA 309 (Wikipedia). Homes here often carry North Wales or Lansdale mailing addresses even though they're in the township (same source).
Local favorites
Montgomery Mall is the regional shopping center for the Route 309 corridor (Wikipedia). Montgomery Square along PA 309 is the township's downtown (same source). Five Points, where PA 309, PA 463 and US 202 Business meet, is the crossroads everyone learns on day one (Wikipedia). Lansdale's First Fridays and train-town downtown are a short drive away (Wikipedia). I haven't confirmed current hours or seasons for every spot below, so check before you go.
Photo: Shuvaev / Wikimedia Commons, CC BY-SA 3.0
Schools: North Penn
Montgomery Township is in the North Penn School District (Wikipedia). Always confirm the assigned school for a specific address with the district.
Getting around
US 202 runs through the township as an expressway-grade parkway, with PA 309, PA 63, PA 152 and PA 463 also crossing it (Wikipedia). SEPTA buses 94, 96 and 132 stop at Montgomery Mall and connect to Regional Rail in Lansdale and North Wales (Wikipedia).
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.
Montgomery Township: 43.22 total mills = 5.952 county (5.462 county + 0.49 community college) + 3.94 township + 33.328 school (county and township: 2026; school: 2026–27 school year). The township's 3.94 mills include a dedicated 1-mill fire tax that now shows as its own line on tax bills (Montgomery Township). On a $100,000 assessed value, that's about $4,322.00 a year (43.22 × 100). Montgomery Township 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 Montgomeryville market right now
Montgomery Township had the most sales on my suburban list this year, which gives buyers plenty of choice, and homes still sold right around original asking.
I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Montgomery Township (Montgomery County), by close date. Over the last 12 months (October 2025 through September 2026), 347 homes sold at a median of $479,900 and an average of $498,009. They averaged 21.3 days on market, and the average sold-to-original-list-price ratio was 99.31%. 268 of those 347 sales had 30 or fewer days on market. Q3 2026 alone brought 110 sales at a $490,250 median and 99.03% of original list, averaging 19.8 days on market. As of October 13, 2026 there were 27 active and coming-soon listings.
Metric | Last 12 months (Oct 2025–Sep 2026) | Q3 2026 (Jul–Sep) |
|---|---|---|
Closed sales | 347 | 110 |
Median sold price | $479,900 | $490,250 |
Sold / original list price (average) | 99.31% | 99.03% |
Average days on market | 21.3 | 19.8 |
Active + coming soon (Oct 13, 2026) | 27 | 27 |
Source: Bright MLS, Montgomery Township, Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.
Moving up in Montgomeryville
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
Samantha Freedman: "Nick was a dream to work with! Nick is the total package: knowledgeable, driven, humble and kind! Nick is an amazing realtor with a personality to match and really serves the needs to each specific client. As first time homebuyers, Nick made the process super easy for my fiancé and I. He answered all our questions and always made himself available, he’s 10/10 when it comes to work ethic. If you’re not working with Nick I feel bad for you, cause like he always says “who you work with matter.” I can fully stand behind that and will definitely be working with Nick with future transactions when it comes to real estate needs!"
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) Montgomeryville.
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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Latest from Montgomeryville
More local news on the Bucks Co. & Beyond Daily blog.
Montgomeryville FAQ
Is Montgomeryville in Bucks County?
No. Montgomeryville is in Montgomery Township, Montgomery County, right along the Bucks County line on County Line Road.
What school district serves Montgomeryville?
Montgomery Township is in the North Penn School District. Confirm the assigned school by address.
What's the median home price in Montgomeryville?
Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Montgomery Township was $479,900; in Q3 2026 it was $490,250 (Bright MLS, pulled Oct 13, 2026).
How fast are homes selling in Montgomeryville?
268 of 347 sales over the last 12 months had 30 or fewer days on market, at an average of 99.31% of original list price (Bright MLS, pulled Oct 13, 2026).