$385,402Average Value$203Average Price per Sq Ft1Home For Sale
Residential borough with a small-town feel
In Scottish Gaelic, Ben Avon means “hill by the water.” Bordering the Ohio River in the North Boroughs of Pittsburgh, this residential community lives up to its name. Wide sidewalks lead past blocks of early 20th-century homes, and a canopy of mature trees shade the borough’s quiet streets. “It’s a close-knit community. I remember when I moved in, my neighbor described it as a Norman Rockwell town,” says Jennifer Waters, a Realtor with Howard Hanna Real Estate Services who lived in the borough for 10 years. “It’s a quaint area where all the neighbors are close, and it’s a sidewalk neighborhood where the homes tend to be a bit larger. I could sell Ben Avon all day.”
While Ben Avon offers comfortable suburban living, it's just 8 miles northeast of Pittsburgh. “You’re 10 minutes outside the city, but it seems like a totally different world,” says Allison Gannon, a Realtor with Howard Hanna Real Estate Services and longtime resident. “When you come home from work, you see your neighbors walking their dogs and children out playing.” A population of just under 2,000 gives the borough a small-town feel, and its CAP Index crime score is a 2, below the national average of 4. Although there are no major employers in Ben Avon, residents can commute to Pittsburgh and work at the city’s award-winning hospitals, innovative technology companies or over 29 different colleges and universities. The University of Pittsburgh Medical Center is the city’s largest employer, employing 100,000 people across 40 hospitals and various outpatient facilities.
Ben Avon can be found in the Ohio River Valley just west of Pittsburgh.
Look for the Emsworth Lock and Dam and you will find the town of Ben Avon.
Be Avon sits in the rolling hills of South West PA.
Residents enjoy walking the sidewalks of Ben Avon.
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Early 20th-century homes, historic charm and limited inventory
Shaded by the trees along Ben Avon’s residential streets, most homes were built from the late 1800s through the mid-1900s. A variety of architectural styles contribute to the borough’s historic charm, and many homes have been lovingly renovated. “There are a lot of older homes that people invest money into. People who buy these homes are looking for a labor of love. Restoring, updating and just bringing these houses into the modern century,” Waters says. American Foursquares, two-story cottages, Victorian-inspired homes and Colonial Revivals are the norm, and many properties offer columned front porches. The median price of single-family homes is $375,000, about 12% lower than the national average of around $422,000. Homes in the borough tend to sell for more than is typical in the Pittsburgh Metropolitan Area, with the National Association of Realtors reporting that in the second quarter of 2024, the median sales price for single-family homes in the Pittsburgh Metropolitan Area was around $236,000. Homebuyers should also expect to see limited inventory in Ben Avon, with just 9 homes selling within the last year. “The problem is that there’s such low turnover,” Waters says. “Not a lot of houses come on the market because people tend to stay here for a generation.”
Ben Avon has homes up on hills that look down on the road below.
Ben Avon offers huge American foursquare houses that is perfect for a growing family.
Ben Avon has some of the most unique homes in the Ohio Valley.
Most houses in Ben Avon have off street parking.
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Students can attend the Avonworth School District
The Avonworth School District serves the borough and earns an overall grade of B-plus from Niche. The district has an average student-teacher ratio of 14-to-1 and consists of a primary center, an elementary school, a middle school and a high school. All four schools receive a B or higher from Niche. “It’s a smaller school district, but it’s really well acclaimed and excels in sports,” Gannon says. In July 2023, the Avonworth School District broke ground on a $33.8 million project to update its library and secondary campus, which is home to both the middle and high school. Classrooms are to remain open during construction, and the project is expected to be completed in December 2024. Nearby private school options include Nazareth Prep, a Catholic high school with a B-minus from Niche.
Avonworth Elementary School is a safe and fun place for students to learn.
Avonworth High School and Middle School are located in the same building.
Abundant Life Academy is ready to educate the young people of Bellevue.
The Northgate Middle/High School serves the Bellevue and Avalon communities.
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Community parks and hiking trails at Vinegar Hollow
According to the Trust for Public Land, 80% of residents live within a 10-minute walk of a park. Between Ben Avon and the neighboring borough of Ben Avon Heights, Avon Park features basketball and tennis courts, a playground and a paved walking path. A trailhead along Center Avenue provides residents with access to Vinegar Hollow, a 46-acre natural green space where towering Eastern hemlocks provide shade to over 2 miles of hiking trails. Avonworth Community Park is about 2 miles from the borough and serves as a gathering spot for the entire school district. It has a wooden castle-themed playground known as Kid’s Kingdom, basketball courts, ballfields and an outdoor pool open seasonally from Memorial Day through Labor Day. Kids in Ben Avon can stay active with local youth athletic leagues like the Avonworth Girls Athletic Association, Avonworth Little Lopes Basketball and Avonworth Soccer Association. At the Pittsburgh Circus Center, residents of all ages can try their hand at various circus acts. Avalon Public Library is about 2 miles south, and the private Shannopin Country Club offers an 18-hole golf course less than 2 miles from the borough.
Take your furry friend for a walk in Vinegar Hollow and see the beauty of Ben Avon.
Practice your swing at the Shannopin Country Club in Ben Avon.
Check out Ben Avon trail and become one with the natural beauty of Ben Avon.
Read up on Vinegar Hollow before hitting the trail.
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A community gathering spot at Anchor & Anvil Coffee Bar
While Ben Avon is primarily residential, there are several local businesses in the heart of the borough along Church Avenue. Jimmy V’s Hair Styling serves as a neighborhood barbershop, while Anchor & Anvil Coffee Bar sells homemade pastries. “The coffee shop is a local hub. I meet buyers there all the time, and it’s a really cozy spot,” Waters says. Every other Saturday morning, residents gather outside the coffee bar to catch the Ben Avon Bookmobile as it delivers library books to the community. A bit further north on Church Avenue, a Little Free Library sits in front of the Community Presbyterian Church of Ben Avon.
Shopping and dining are limited in Ben Avon, but the borough offers proximity to vibrant commercial corridors in the boroughs of Bellevue and Sewickley. “It’s a convenient drive to either, and both have great options,” Waters says. Bellevue is less than 3 miles south, while Sewickley is about 6 miles north. Residents are also 7 miles from the Ross Park Mall, which offers more than 150 different retailers.
Grab a morning pick me up at The Anchor & Anvil Coffee Bar in Ben Avon.
If you need some retail therapy, head over to Ross Park Mall near Ben Avon.
Come in and see Jimmy V&apos's Hair Styling in Ben Avon.
Ben Avon has amazing architecture from churches to homes.
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Annual events include festivals, parades and more
Community events bring residents together throughout the year. Many festivities are hosted by the Avon Club, a social and volunteer organization for women who live or work in the Avonworth School District. In September, more than 50 local vendors line up on Church Avenue for the borough’s Fall Festival. The event celebrates the start of fall with a used book sale, live music and plenty of seasonal treats. Every other year, the Ben Avon Holiday House Tour highlights some of the borough’s historic homes as they’re decorated from head-to-toe for the holiday season. With all these events and more, Waters remembers the annual Memorial Day Parade as a standout. “That’s the Norman Rockwell moment where there’s kids on the side of the street waving little flags, there’s bands playing music and people are picnicking in their front yards,” she says.
Coughlin & Apos's Law Kitchen & Brew Pub has a big space in Ben Avon.
Ben Avon residents honor veterans in the heart of town.
Large beautiful housing line the back streets of Ben Avon.
The Ohio River passes by the neighborhood of Ben Avon.
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PRT buses and PA 65 provide access to Pittsburgh
In addition to its sidewalk-lined streets, Ben Avon offers access to public transportation. Pittsburgh Regional Transit provides local bus service, with several bus stops along Church Avenue. Pennsylvania Route 65 runs parallel to the Ohio River, and commuters can drive about 8 miles southeast into Pittsburgh. “I love selling Ben Avon because it’s super convenient to get downtown,” Waters says. “It’s also very easy to get on I-79 or I-279, and there’s not a ton of traffic to get into town.” Pittsburgh International Airport is about a 21-mile drive away via Interstates 79 and 376.
Four seaons and an ongoing Climate Action Plan
The borough experiences all four seasons, with winter temperatures dropping into the 20s and summer temperatures climbing into the 80s. The Pittsburgh Metropolitan Area typically sees an average annual snowfall of about 44 inches, but after rapidly warming winters, residents saw just 13 inches of snow in 2023. Spruce Run, a tributary of the Ohio River, winds through the eastern half of the borough, and homes near the water may be at risk of flooding. Ben Avon’s Climate Action Plan was adopted in December 2021. To combat climate change, the plan proposes a 90% reduction in greenhouse gas emissions by the year 2050.
Written By
Sally Stimpson
Photography Contributed By
Alan Battles
Video By
Conar McDaniel
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Emily OchmanBERKSHIRE HATHAWAY THE PREFERRED REALTY
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