$405,882Average Value$248Average Price per Sq Ft9Homes For Sale
An ever-evolving Philadelphia suburb
From a resort town, to a military town, to its current guise as one of Philadelphia’s most quickly-developing suburbs, Willow Grove has undergone plenty of changes through the years. “There’s a suburban vibe in some areas,” says Jenn Rappaport, Sales Associate with RE/MAX Central who has lived in Montgomery County her entire life, working in Willow Grove and the surrounding area, “but there’s also great accessibility for commuters. Some areas offer larger properties, but overall you get diverse housing options, from small beginner homes to bigger properties on an acre and a half or more.” It’s an area that offers plenty of amenities, nearby jobs in finance and medical fields, and easy access to the region thanks to public transit and the nearby interchange for the Pennsylvania Turnpike.
Homes in Willow Grove often sell quickly, with many under two weeks on market.
Sidewalk-lined streets make Willow Grove walkable in many pockets.
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A great range, from starter homes to upgrades
Rappaport notes that Willow Grove remains relatively affordable while much of the region continues to increase drastically, saying “There are still some reasonable deals for those that are starting out, and for those that are in a place and looking to size up but stay in the neighborhood, there are still some amazing places for a reasonable price.” These can range from smaller town houses and condos and even cozy bungalows, to homes featuring Colonial revival design cues and single-family mid-century split-levels with first-floor garages. Off-street parking and lush lawns are common throughout the community. Condos and town houses range from $160,000 to $250,000, while plenty of single-family options can be found starting at $275,000 and fetching up to $650,000. Unique homes and larger historic estates can break through that ceiling, but they are rare. Rappaport points out that homes sell quickly and sometimes involve bidding above the list price – homes don’t last long on the market either, often selling in two weeks on the market or less.
Colonial-style homes are part of Willow Grove’s mix of classic suburban architecture.
Bungalows add charm to Willow Grove’s mix of starter and move‑up homes.
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Top Montgomery County schools
Upper Dublin, Abington, and Upper Moreland school districts all provide education to the students of Willow Grove. Upper Dublin students start out at Thomas Fitzwater Elementary School before moving on to Sandy Run Middle School, then finish at Upper Dublin High School, which his recognized as a National Blue Ribbon School of Excellence. All three schools earn an A grade from Niche. Abington School District students may start at Willow Hill, Overlook, or Highland Elementary Schools – graded B-plus, A-minus and A-minus respectively – before heading to Abington Junior High School, which gets a B-plus. They finish up at Abington Senior High School, twice named a National Service Learning Leader School, rated an A by Niche. Most students will end up going to Upper Moreland, where they move from Upper Moreland Elementary to Upper Moreland Middle School, before finishing up at Upper Moreland High School, all of which earn a B-plus from Niche. Upper Moreland High School is renowned for its marching unit, which regularly places at the top of its division. Private schooling options include Queen of Angels Regional Catholic School and the Roslyn School.
Upper Moreland High near Willow Grove earns strong marks for college readiness.
Many Willow Grove students attend Upper Moreland High within a B+‑rated district.
Upper Moreland High in Willow Grove is known for strong athletics and a top marching unit.
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Food options and an enduring mall
One dining spot sticks out in particular to Rappaport – “The China Garden Inn has been there forever; it’s really good Chinese food, the lady June has always run it. I’ll drive from Blue Bell to there when I’m in the mood for Chinese.” There are the usual pizza shops offering cheesesteaks and hoagies alongside thin crust pies – like with any Philadelphia suburb, everyone will have their favorite spot and will argue strongly for it. Residents have plenty of food court and chain options in the area, but heading to an old gas station might be the best mood when they’re craving a burger according to Rappaport, “Old School Burgers is a cool little place, it’s not fancy, but it’s a great little spot in an old gas station. I can stop there with a client or friends; it’s versatile.” Residents working on their weekly grocery list can head to one of the numerous shopping centers around town that feature grocery stores like Giant, along with big box and national retailers. Despite many malls across the country fading out and shuttering, Willow Grove Park Mall continues to go strong, with three floors of shopping including major retailers. Willow Grove supports local as well – Brave New Worlds is an old-school comic book shop that has been going strong in the area for decades.
Willow Grove Park Mall showcases its hanging carousel, a nod to the area’s past.
Willow Grove Park Mall remains a busy three-level shopping destination.
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Sports, relaxing walks and more
Veteran’s Memorial Park is a popular spot for residents to gather and get some activity in thanks to the variety of options, including two basketball courts, a hockey rink, play areas and a unique helicopter centerpiece. Henry Lee Willet Park offers a shaded walking path along with a Little Free Library to exercise the mind and body alike. Indoor activities for rainy days are available at the nearby Willow Grove YMCA, while the Urban Air Trampoline and Adventure Park helps to entertain and wear young ones out.
Upper Moreland High supports year‑round play with well‑kept courts and fields.
Playgrounds at War Memorial Park keep Willow Grove families active and outdoors.
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Great public transportation and major route access
Willow Grove provides great accessibility throughout the Philadelphia region, Rappaport says, “You can get on the turnpike and the Northeast extension easily, can take the train to Philly really quick, Route 611 is right through there.” There are some walkable aspects to the area but for the most part, residents rely on their cars to get around. The nearest commercial airport, Philadelphia International is roughly 35 miles away, often taking an hour to get there. Jefferson Abington Hospital, just south of the neighborhood, is only 4 miles or so away – a 10-minute drive most of the time.
SEPTA’s Willow Grove Station speeds commutes to Center City and beyond.
The SEPTA line in Willow Grove runs frequently with ample parking for riders.
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A party for the ages
“The June Fete is a huge festival every summer. It was started early 1900s by three women, they wanted to get funding for a hospital. It’s been running ever since, even through the Great Depression they were able to raise money,” says Rappaport. This three-day event takes place on the June Fete Fairgrounds just outside of the neighborhood, with three days of rides, vendors, entertainment and more, highlighted by the Horse and Pony Show.
Adaptive reuse, past and present
“People used to come to go to Willow Grove Park from all over. It was an attraction for the East Coast, people would come and spend summers there before it was the mall,” says Rappaport. Demolished in 1976, the park was eventually replaced with the opening of Willow Grove Park Mall, which commemorates the old amusement park with the original carousel for all to ride. Residents look forward to something similar being done with Willow Grove Air Force Base, the decommissioned base awaiting redevelopment plans that sits just north of the neighborhood.
Written By
Tina Davis
Photography Contributed By
Mitchell Birnbaum
Video By
Jacob Cardwell
Interested in learning more about homes in this area?
Reach out to
Barb Matty Matyszczak,
an experienced agent in this area.
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 Willow Grove, PA sell after 20 days on the market compared to the national average of 54 days. The median sale price for homes in Willow Grove, PA over the last 12 months is $405,000, down 1% from the median home sale price over the previous 12 months.
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