King Of Prussia

The King of Prussia community is one steeped in history and centered around an active shopping district, branching southward off a bend in the Schuylkill River in Pennsylvania. Sitting about 20 miles northwest of central Philadelphia, it has a population of over 24,000 and is one of the largest components of the Upper Merion Township in Montgomery County. With Valley Forge National Historic Park to the west, it marks a departure from the busy surroundings of southeastern Pennsylvania. “What’s great about King of Prussia is it’s sort of the beginning of the rolling hills of Pennsylvania,” says Sean Elstone, a Realtor with Keller Williams Main Line Realty. “You’re working your way towards the Appalachian Mountains. It’s hilly, it’s pretty and the landscape there is really gorgeous the further west you go in King of Prussia. It’s just really breathtaking.” The city’s name is derived from an inn-turned-tavern that dates to 1719, where travelers by horseback could stop en route to Reading from Philadelphia. More historical ties are found in the proximity of Valley Forge, as it was where the Continental Army made their base in the Revolutionary War. Vestiges of the historic battle and other signifiers of the area’s role in American history are found via memorials throughout town. While King of Prussia serves as a gateway to larger swaths of land and greenery to the west, a mall that shares its name with the city provides a shopping hub away from the bustle of Philadelphia. “It’s got great access to Philly, and it’s its own commercial hub itself,” Elstone says. “It’s got the second-largest mall in the country, the King of Prussia Mall. So that’s a big draw for a lot of people. It has a really strong school district, adjacent to the main line. The majority of the people that I have helped buy or look in King of Prussia are first-time homebuyers with a young family.” The King of Prussia Mall stands as the most expansive shopping hub in the entire state, located in a triangular swatch of land between Interstate 76, Route 202 and the Pennsylvania Turnpike. “It’s probably the second-largest commercial hub right around Philly,” Elstone says. “King of Prussia itself is a lot of office buildings, and most of everything around that mall is brand-new. It sort of looks like something out of a movie. There’s restaurants, townhouses and everything all sort of built on top of one another.” The complex boasts more than 450 storefronts and outlets for shoppers to choose from, from browsing major retails to eating at major restaurants. There are also escape rooms, play areas and more. “You can get anything,” Elstone says. “They have Hermes and Saks Fifth Avenue. It’s got everything. It’s a one-stop shop. As far as the Philly area goes, Philly doesn’t have a lot of the large, chain restaurants in it. King of Prussia has all that. It’s a suburban experience that has a little bit of everything.” The mall is a community staple, and in the surrounding area shoppers can also find Wegmans, Target and Walmart locations for general needs. Homes in King of Prussia have a median price of around $475,000, higher than the national median of $416,700. Demand is high, meaning homes are available in limited quantities; they typically sell within just over a month of hitting the market. “Be prepared for a competitive market, but you’ll get the best bang for your buck here,” says Gregory Martire, a local Realtor with Springer Realty Group. Most single-family homes date to between the 1950s and 1980s, though some newer properties date to as recent as after the turn of the millennium. Still others go all the way back to just after 1900. Split-levels, Colonial Revivals and ranch-style homes are among the area’s most common architecture. Hot summers and cold winters define the year-round weather profile for King of Prussia. Though it has a below-average snowfall, its annual rainfall averages around 47 inches, higher than the national mean. The Upper Merion Area School District encompasses educational institutions in the King of Prussia area. Students can attend five elementary schools, one middle school and one high school within the district, which also receives an A from Niche. Many of the schools in King of Prussia are surrounded by subdivisions and residential streets, making for quick commutes by car or even sitting within walking distance of some homes. Upper Merion Area High School also partners with Montgomery County Community College for 13 dual enrollment courses, where attendees can earn both college and high school credit simultaneously. Residents of King of Prussia are close to Valley Forge National Historic Park, which spans 3,500 acres and encompasses historic buildings that date back more than 250 years alongside war monuments that commemorate Revolutionary War battles that unfolded at the site. “Valley Forge is a draw,” Elstone says. “It’s a great place to ride a bike or take a long walk.” More than 35 miles of trails wind through the park and accommodate those on foot or on bikes. “There’s a ton of open green space all over the place around King of Prussia,” Elstone says. The Schuylkill River Trail is also close by, and runs for 120 miles from Philadelphia to Frackville. Heuser Park, meanwhile, offers sports fields for football, baseball and multi-use, and kids play at its playground. Norview Farm Park plays host to the Upper Merion Farmers Market on Saturdays from May to September, where residents can shop for local produce, handmade items and support area businesses. The Sunny Hill Farm Community Garden also offers plots for locals to grow their own. Three major roads run through King of Prussia. The Pennsylvania Turnpike and the DeKalb Pike meet in an “X” shape near the center of the neighborhood, while Interstate 76, which runs through parts of Ohio and Pennsylvania before ending in New Jersey, links King of Prussia with places like Harrisburg and central Philadelphia. “My selling point on King of Prussia is access,” Elstone says. “Route 76 is the main drag that runs west from Philly.” Philadelphia itself is about 20 miles southeast, and the DeKalb Street Station transports residents by rail. Both the train line and numerous bus stops are part of the SEPTA service. King of Prussia records an average of 34.18 crimes per 1,000 residents on an annual basis, with non-violent crimes making up the vast majority of offenses. It’s considered safer than 8% of cities across the United States.