Living in Willow Grove, PA: My Guide Just Over the Bucks County Line
Updated October 2026 · By Nick Rau, President of Sales, Rarity Real Estate Team
Willow Grove sits just across the line in Montgomery County, and it's a smart move for families who want Bucks County access with a quicker trip into Philadelphia. It's 13 miles north of the city, with 13,730 residents at the 2020 Census (Wikipedia). Here's how I explain it to the families I help move here.
Photo: Dough4872 / Wikimedia Commons, CC BY-SA 3.0
What "Willow Grove" actually is
Willow Grove isn't a borough or township. It's a census-designated place split between Upper Moreland Township and Abington Township in Montgomery County (same source). That matters for taxes, services and schools, so I always confirm which township a specific house is in.
From amusement park to mall
The name dates to 1792, when a mapmaker noted the willow trees in the marshy land. In 1896 the Philadelphia Rapid Transit Company opened Willow Grove Park, where John Philip Sousa drew as many as 50,000 people a day to concerts; the park later added rides and was called the "Music Capital of the World" (same source). It closed in 1976, and the site is now the Willow Grove Park Mall (same source).
The vibe
Willow Grove is the practical, everything-nearby kind of place. W Tavern 19090 on North York Road is a lively spot known for its cocktails and bar top (Restaurantji). Big Heads of Willow Grove is the sports bar for Philly game days (Big Heads), and Bonefish Grill on Easton Road does wood-grilled seafood (Bonefish Grill). For something artsy, Abington Art Center's 27-acre sculpture park is a short drive away in Jenkintown and hosts a free Holiday Art & Fine Craft Fair on November 15, 2026 (Abington Art Center).
Photo: Dough4872 / Wikimedia Commons, CC BY-SA 3.0
Schools
Because Willow Grove spans two townships, it's served by two districts: Upper Moreland School District for the Upper Moreland side and Abington School District for the Abington side (Wikipedia). Always confirm the assigned school for a specific address.
Getting around
This is one of the easiest commutes in the northern suburbs. Willow Grove station is on SEPTA's Warminster Regional Rail Line into Center City, five SEPTA bus routes meet at a hub at the Willow Grove Park Mall, and the Pennsylvania Turnpike's Willow Grove interchange is right there (same source; Wikipedia).
Photo: George100 / Wikimedia Commons, CC BY-SA 3.0
Photo: Dough4872 / Wikimedia Commons, CC BY-SA 3.0
The Willow Grove market right now
A quick note first: Bright MLS reports by township, and Willow Grove is split between two, so these numbers cover Upper Moreland Township only, the larger share of Willow Grove homes. The picture is bright: it's a fast, affordable market where homes are selling at or above asking, and well-prepared buyers can still get in at a price point that's hard to find elsewhere this close to the city.
I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Upper Moreland Township (Montgomery County) by close date. Over the last 12 months (October 2025 through September 2026), 203 homes sold at a median of $450,000 and an average of $473,076, with 21 days on market (a period total from Bright's Market Statistics Report) and a sold-to-original-list ratio of 99.16%. 158 of those 203 sales closed within 30 days. Q3 2026 alone brought 54 sales at a $469,062 median and 100.61% of original list. As of October 2026 there were 24 active listings.
Metric | Last 12 months (Oct 2025–Sep 2026) | Q3 2026 (Jul–Sep) |
|---|---|---|
Closed sales | 203 | 54 |
Median sold price | $450,000 | $469,062 |
Sold / original list price | 99.16% | 100.61% |
Active inventory (Oct 2026) | 24 | 24 |
Source: Bright MLS, Upper Moreland Township (Montgomery County), Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.
Moving up in Willow Grove
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
Cade McKee: "Had a great experience working with Nick Rau and his team. Nick made the whole home-buying process easy and stress-free. He was always available, answered all my questions, and really looked out for me throughout the whole process. I’d definitely recommend Nick and his team to anyone looking to buy a house!"
Matt Conner: "Nick was the upmost professional. This market is crazy and he killed it. From talking to the listing agent to even making sure the lender was good to go. The guy makes sure his clients are well taken care of! I recommend Nick to anyone thinking about selling or buying. He will find your ideal house and make sure you get it!"
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) Willow Grove.
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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]
Latest from Willow Grove
More local news on the Bucks Co. & Beyond Daily blog.
Willow Grove FAQ
Is Willow Grove in Bucks County?
No. Willow Grove is in Montgomery County, split between Upper Moreland and Abington Townships, just over the Bucks County line.
Is Willow Grove, PA a good place to live?
Yes, especially for commuters: it has a SEPTA Regional Rail station, a bus hub, quick Turnpike access and everyday shopping at the Willow Grove Park Mall.
What school district serves Willow Grove?
It depends on the township: Upper Moreland School District or Abington School District.
What's the median home price in Willow Grove?
In Upper Moreland Township, which covers most of Willow Grove, the median sold price over the last 12 months (Oct 2025–Sep 2026) was $450,000; in Q3 2026 it was $469,062 (Bright MLS, pulled Oct 13, 2026).
How fast are homes selling in Willow Grove?
In Upper Moreland Township, 158 of 203 sales over the last 12 months closed within 30 days, and Q3 2026 homes sold at 100.61% of original list (Bright MLS, pulled Oct 13, 2026).
Can I sell my current home and buy in Willow Grove 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.