The search for the top 10 Philly suburbs usually starts with one assumption: great schools mean seven figure prices. That assumption is outdated. Using actual 2024 state test proficiency and a real monthly cost calculation, it is possible to find suburbs where school quality outperforms price. This guide lays out the ranking, the math behind it, and the practical trade offs so you can target towns that deliver the best value for families.
Table of Contents
- How the ValueScore works
- Top 10 best value Philly suburbs (ranked)
- Quick takeaways for families searching these top 10 Philly suburbs
- How to use this data when you start looking
- FAQs about the top Philly suburbs
How the ValueScore works
The ranking blends two things into a single ValueScore so comparisons are apples to apples across towns.
- School quality: 2024 Pennsylvania Department of Education proficiency rates in English and math, district level.
- Real cost: monthly cost of a $700,000 home in each town (6.5% mortgage, 20% down) plus property taxes and typical HOA fees when applicable.
- Both indexes normalized to 0–100, then weighted: schools 55%, cost 40%, and converted to a 0–10 ValueScore. Higher means better schools for less money.
Top 10 best value Philly suburbs (ranked)
#10 Harleysville — Souderton Area School District (ValueScore 6.9)
Quiet, stable leadership and good proficiency numbers make Harleysville a steady pick. Expect newer colonials and expanded ranchers on generous lots, often under $500,000. Taxes run high relative to county averages, and many homes use well and septic.
#9 Yardley (Lower Makefield Township) — Pennsbury School District (ValueScore 7.1)
Pennsbury balances solid academic results (English ~69%, math mid 50s) with convenient commutes to New Jersey. Typical houses are mid century colonials and tree‑lined streets. Watch floodplain risk near the Delaware; staying west of River Road reduces that exposure.
#8 Doylestown & Warrington — Central Bucks School District (ValueScore 7.3)
Central Bucks is the large suburban benchmark: 70%+ English proficiency, strong math, abundant extracurriculars, and consistent resale. Doylestown brings walkability and culture; Warrington offers newer homes and larger lots. Median prices sit higher, but long‑term value is strong.
#7 Newtown & Richboro — Council Rock School District (ValueScore 7.5)
Council Rock delivers A+ outcomes and college readiness. Homes range from late 80s to early 2000s, often on acre lots. If budget matters, look at the district’s smaller boroughs for lower taxes and similar school assignments.
#6 Ambler, Lower Gwynedd & Blue Bell — Wissahickon School District (ValueScore 8.0)
Wissahickon posts elite academics: reading in the 80s and math high 60s, with an A+ niche rating. Taxes hover near $7,000 on a $700,000 basis. Competition for updated homes under $800,000 is fierce.
#5 Horsham — Hatboro Horsham School District (ValueScore 8.3)
The mid market sweet spot: four bedroom colonials can still be found in the mid $400,000s. Solid test proficiency, short drives to major routes and employers, and family friendly neighborhoods make Horsham a repeat value pick.
#4 Lansdale, North Wales & Hatfield Borough — North Penn School District (ValueScore 8.5)
One of the largest, best resourced districts. What lifts this cluster is affordability: single families in the low $400,000s—and sometimes below $400,000—inside a strong district. Train access and walkable boroughs add resale and lifestyle value.
#3 Perkasie & Sellersville — Pennridge School District (ValueScore 8.8)
Pennridge consistently outperforms expectations. Mid $400,000 prices, big yards, low taxes (roughly $6,200/year on a $700K basis), and a small town feel attract families priced out of Central Bucks. There is no regional rail and many properties have septic.
#2 Collegeville — Perkiomen Valley School District (ValueScore 9.0)
Perkiomen Valley delivers the trifecta: A level academics, newer housing (mostly 2010s), and prices that keep monthly payments realistic. Proficiency sits around 70% and the district competes with neighborhoods that cost twice as much elsewhere.
#1 Hatfield Township — North Penn School District (ValueScore 9.1)
Hatfield tops the list because of one simple fact: it pairs newer housing stock and solid North Penn schools with the lowest median price on this list, about $375,000. With careful street‑level selection for school assignments, you can stay under budget without sacrificing academics.
Quick takeaways for families searching these top 10 Philly suburbs
- Value is not one dimensional —combining test scores with real monthly cost reveals surprising winners.
- Hatfield and Collegeville show you can get A level academics without paying Central Bucks prices.
- Smaller boroughs inside high performing districts often deliver the same school access for lower taxes and list prices.
- Be wary of postal city labeling. The mailing city can hide differences in taxes and school assignment.
Ready to get a custom list matched to your budget, commute, and school priorities? Call me, Jim Stevenson at 267-718-5695.
How to use this data when you start looking
Data narrows the field, but these practical checks keep you out of surprises.
- Always verify the municipality and official school assignment, not just the mailing address.
- Check floodplain maps near rivers and streams; Yardley has known flood zones near the Delaware.
- Ask about septic or well systems before writing an offer; many high value, low price towns have rural infrastructure.
- Factor in commute time and transport options—train access boosts resale value in Lansdale and neighboring boroughs.
FAQs about the top Philly suburbs
How exactly is the ValueScore calculated and weighted?
The ValueScore uses 2024 state test proficiency rates for English and math at the district level, and a calculated monthly cost for a $700,000 home in each town using a 6.5% mortgage with 20% down plus typical property tax and HOA estimates. School performance is weighted 55%, cost 40%, indexes normalized to 0–100, then converted to a 0–10 score.
Do state test scores tell the whole story about school quality?
Test scores are a useful, objective starting point for comparing districts, but they are not the only factor. Consider course offerings, extracurriculars, special education services, school culture, and college readiness metrics when evaluating districts.
How do postal cities affect taxes and school assignments?
Postal city names can span multiple municipalities. Two houses with the same mailing city can have different tax bills and different school assignments. Always check the municipality and the district boundary maps before assuming school access or tax rates.
Can families really find A-level academics for under $400,000?
Yes. Several towns on this list, including Hatfield Township and parts of Collegeville and Lansdale, offer strong district access with median prices under $400,000 when you target the right neighborhoods and streets.
What hidden costs should I watch for beyond taxes and mortgage?
Look for HOA fees, septic system maintenance, private well service, insurance premiums in flood zones, and commuting costs. These items can materially change monthly affordability and long term ownership costs.
