In Montgomery Township, Montgomeryville is an established suburb encompassing the Five Points Intersection, a popular destination for shopping, dining and commuters heading into Philadelphia. “It’s become a hub for shopping, and the Montgomery Mall was one of the first malls in the area,” says Barb Matty Matyszczak, a Realtor with Re/Max 440 and longtime resident whose family is well-known in the area. “My grandparents moved out there in 1933 and raised two generations on their farm. Everyone got married there in the ‘50s and ‘60s,” Matyszack says. When the Hennings family sold their farm in the 1980s, it became the first planned urban development in Montgomery Township. “That neighborhood is The Orchards, and within the next 15 years, more than 8,000 homes were built in that area,” Matyszczak says. “It’s become a hub for affordable housing, and we were the starting point for many other communities in the area as far as development goes.” Montgomeryville has come a long way since its rural beginnings, with tidy subdivisions and top-rated schools surrounding a busy retail corridor. In addition to its commercial developments and convenient highway access, the community offers a central location in the North Penn Valley, a bustling suburban region less than 30 miles outside of Philly.
Montgomeryville Township represents the commercial corridor to the county.
The Montgomery Mall is the highlight of Montgomeryville Township for local shoppers.
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Bustling retail corridor includes the Montgomery Mall
The Five Points Intersection is a destination for shopping and dining. “You’re in a location that now has five major grocery stores within a 3-mile radius,” Matyszczak says. Big-box shops and chain restaurants are the norm in Montgomeryville, and shopping centers such as Water Tower Square and Airport Square are go-to spots for running errands or grabbing a quick bite to eat. There are more than 70 shops and restaurants in the Montgomery Mall, including anchor stores like Macy’s, JCPenney, Dick’s Sporting Goods and Wegmans. It’s also a destination for traveling carnivals with games, food trucks and amusement rides. Local institutions are also part of the retail corridor, and Pumpernick’s Deli has been voted “Best Deli” by the Philadelphia Inquirer.
Pumpernick’s specializes in New York-style dishes in Montgomeryville, PA.
The new Wegmans in Montgomeryville Township sees a lot of business for its quality foods.
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Traditional homes and townhouses in Montgomery Township
Residential subdivisions surround the Five Points Intersection. Colonial Revival, split-level and ranch-style homes are the norm, although newer construction in Montgomeryville includes larger New Traditional houses. “As far as the housing opportunities, there’s a lot of variety between price points. That makes it a great area to focus on,” Matyszczak says. The median price of single-family homes is around $495,000, higher than the national median. There are also several townhouse developments, most of which surround the retail corridor and offer proximity to major thoroughfares. The median price of townhouses is just under $460,000. With less than a month of supply in Montgomeryville, properties sell quickly, averaging just 17 days on the market.
Large single family traditional homes can be found in Montgomeryville Township.
Elegance meets comfort in every corner of these colonial revivals. Montgomeryville, PA.
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Montgomeryville is part of the top-rated North Penn School District
The North Penn School District earns an overall grade of A from Niche and has an average student-teacher ratio of 13-to-1. “The school district is one of the best in the area. I can only say that because not only did I go there, but my kids went there and my father went there before,” Matyszczak says. It contains 13 elementary schools, three middle schools and a high school, all of which receive a B-plus or higher from Niche. The district is known for its commitment to music and the arts, with the National Association of Music Merchants honoring the NPSD with the Best Communities for Music Education Award every year since 2013. The NPSD also excels in athletics, and in recent years, North Penn High School has won state championships in softball, boys water polo and girls water polo. Nearby private school options include Mary, Mother of the Redeemer Catholic School, which scores an A from Niche and serves prekindergarten through eighth grade.
Knapp Elementary School educates children in grades Kindergarten through 6th.
Montgomery Elementary School receives an overall A grade from niche.com.
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Community parks and a public golf course at PineCrest Country Club
Green spaces sit between residential developments. Popular spots include Spring Valley Park, which has various athletic facilities, a playground and a traffic garden where kids can practice road safety. The Montgomery Township Community and Recreation Center offers programs for all ages, including fitness classes, art workshops and athletic programs. It also features amenities like a splash pad, fitness center and an indoor track. Golfers can play a round at the PineCrest Country Club, a public 18-hole course in the heart of Montgomeryville. Runners and cyclists frequent the U.S. Route 202 Parkway Trail, a paved path that runs parallel to its namesake highway and spans nearly 9 miles between Montgomery Township and the borough of Doylestown.
Residents take their puppies out for a day at Spring Valley Park in Montgomeryville Township.
Relax and unwind in Spring Valley Park in Montgomeryville
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The annual Autumn Festival has seasonal activities
One of Montgomery Township's biggest events is the annual Autumn Festival. The festivities take place each October in William F. Maule Park at Windlestrae, less than 3 miles from Montgomeryville. Seasonal activities include hayrides and pumpkin decorating, while live music provides plenty of entertainment as local vendors, food trucks, and breweries set up tables around the park.
Ongoing construction around the Five Points Intersection
Pennsylvania Route 309, Pennsylvania Route 463 and U.S. Route 202 Business meet in the heart of Montgomeryville at the Five Points Intersection. Residents can expect to see traffic there as the Pennsylvania Department of Transportation works on a $14.2 million project to improve travel and safety along the corridor. PennDOT plans to complete the project in 2026. These highways provide access to major thoroughfares like the Pennsylvania Turnpike, and residents are about 26 miles from Philadelphia. The Southeastern Pennsylvania Transportation Authority offers local bus service, with stops concentrated around the retail corridor and Montgomery Mall. “Public transportation has really grown between the SEPTA bus routes and the train that runs just above Montgomeryville,” Matyszczak says. “That goes from Doylestown to Center City Philadelphia, and it’s definitely a focal point for commuting.” Philadelphia International Airport is about 40 miles from Montgomeryville.
Residents are around 2 miles from Jefferson Lansdale Hospital, which has a 24/7 emergency department that’s accredited by the American College of Emergency Physicians as a Level 3 Geriatric Emergency Department. Major employers in the Bethlehem Pike Industrial Center and Montgomeryville Industrial Center are less than 5 miles away.
PA UCR Program shows decreasing crime in Montgomery Township
The Montgomery Township Police Department holds Premier Agency Status from the Pennsylvania Law Enforcement Accreditation Commission. According to data from the Pennsylvania Uniform Crime Reporting Program, the police department saw nearly an 8% decrease in the number of offenses reported between 2023 and 2024. Theft was the most common offense reported in 2024, representing almost half of all reported crimes.
Written By
Sally Stimpson
Photography Contributed By
TJ Engler
Video By
Bill Jennings
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GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Montgomeryville, PA sell after 33 days on the market compared to the national average of 55 days. The median sale price for homes in Montgomeryville, PA over the last 12 months is $407,500, up 18% from the median home sale price over the previous 12 months.
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Welcome to Link at Colmar! Experience brand-new condominium living just steps from Colmar Station, Wawa and other conveniences. ! Take advantage of limited pricing and move in now to this exclusive new community by Pulte Homes—the only new-construction condominium neighborhood in Colmar. Situated next to Colmar Station in the highly rated North Penn School District, Link at Colmar offers vibrant,
Craig WeisbeckerPulte Homes of PA Limited Partnership
Welcome to Link at Colmar! Experience brand-new condominium living just steps from Colmar Station, Wawa and other conveniences. ! Take advantage of limited special offers and move in now to this exclusive new community by Pulte Homes—the only new-construction condominium neighborhood in Colmar. Situated next to Colmar Station in the highly rated North Penn School District, Link at Colmar offers
Craig WeisbeckerPulte Homes of PA Limited Partnership
Welcome to 122 County Line Road, a beautifully maintained and thoughtfully updated home in desirable Montgomery Township, located within the award-winning North Penn School District. Offering more than 2,600 square feet of living space, this exceptional 4-bedroom, 3-bath residence combines generous room sizes, versatile living areas, and true pride of ownership throughout.Recent
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Welcome to Link at Colmar! Experience brand-new condominium living just steps from Colmar Station, Wawa and other conveniences. ! Take advantage of limited pricing and move in now to this exclusive new community by Pulte Homes—the only new-construction condominium neighborhood in Colmar. Situated next to Colmar Station in the highly rated North Penn School District, Link at Colmar offers vibrant,
Craig WeisbeckerPulte Homes of PA Limited Partnership
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Welcome to Link at Colmar! Experience brand-new condominium living just steps from Colmar Station, Wawa and other conveniences. ! Move-in ready! Take advantage of limited pricing and be among the first to own in this exclusive new community by Pulte Homes—the only new-construction condominium neighborhood in Colmar. Situated next to Colmar Station in the highly rated North Penn School District,
Craig WeisbeckerPulte Homes of PA Limited Partnership
Welcome to Link at Colmar! Experience brand-new condominium living just steps from Colmar Station, Wawa and other conveniences. ! Take advantage of limited special pricing and own in this exclusive new community by Pulte Homes—the only new-construction condominium neighborhood in Colmar. Situated next to Colmar Station in the highly rated North Penn School District, Link at Colmar offers vibrant,
Craig WeisbeckerPulte Homes of PA Limited Partnership
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CHELSEA MAGUIREKeller Williams Real Estate-Blue Bell
Welcome to this 3 bedroom, 2.5-bathroom spacious Colonial in Montgomery Hill offering modern amenities to provide all the comforts of home. The kitchen has updated appliances and an open floorplan that overlooks the breakfast area and into the vaulted 2-story family room with gas fireplace. The spiral staircase in the family room offers a unique touch leading to the open loft which makes a
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Property has been freshly painted throughout This specular property, sits right outside the 6th hole with great views of the fairway. This Beautifully updated 3-bed, 3.5-bath with possible 4rth bonus room or in law suite with private bathroom. Home is on the PineCrest Country Club golf course and has sweeping fairway views. There is 2,560 sq ft plus a finished basement and has Hardwood floors
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Srinivas ChennareddyKeller Williams Real Estate - West Chester
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Welcome to this brand-new, luxurious 2-bedroom, 1-bath condominium located on the second floor in the highly sought-after The Link at Colmar community. Perfectly situated just steps from the Colmar Train Station and close to shopping, dining, and everyday conveniences, this elegant residence offers modern living with exceptional comfort and security.Residents enjoy a secure building entrance,
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