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Blue Bell

CommunityThe kind of area this report covers. Neighborhood areas nest inside each other, from broad districts down to small pockets.PennsylvaniaBuyer's market
Market temperatureA 0 to 100 score comparing this area with every similar area nationwide each month. 0 is the strongest buyer's market, 100 the strongest seller's market.Buyer's market · 31
Buyer's marketBalancedSeller's market
$670K
Median sale priceThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.
-8.8%
1-yr changeHow much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.
156
Sales (12 mo)How many homes sold here in the last 12 months. More sales make the other numbers more reliable.
$736K
Median valueThe middle estimated value of all homes here, not just the ones that recently sold.

Deed records through Aug 2026Counties take time to publish deeds, so the newest months can be incomplete and may shift as more records arrive.

Market Trends

Market temperature (0–100)How the 0 to 100 market score moved over time. It blends price growth, sales pace, how often homes change hands, and seller profits.Temperature
20162018201920212022202320252026
Sale pricesThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.MedianSales
20162018201920212022202320252026
Growth (year over year)How much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.PriceSales
20162018201920212022202320252026
Price per square footThe middle price per square foot, for sales where the size is known. It adjusts for homes being different sizes.$/ft²
20162018201920212022202320252026
Sale premium vs estimated valueHow sale prices compare with our estimated values at the time of sale. Above the dashed line, homes sold for more than the models expected — a sign of competitive bidding. Below it, buyers paid under model value.Premium
20162018201920212022202320252026
Annual turnover (share of homes sold)The share of all homes here that sold in the trailing 12 months. Higher turnover means a more liquid market where homes trade hands more often.Turnover
20162018201920212022202320252026
Buyer mixWho is buying. Cash means no mortgage was recorded, investor means the buyer looked like an investor, and flip means the home resold within a year.CashInvestorFlip resale
20162018201920212022202320252026
Financing (share of purchase price)For buyers who borrowed: the middle share of the price they financed, and the middle share they paid up front.Loan (LTV)Down payment
20162018201920212022202320252026
Sellers who sold at a gainThe share of sellers each month who sold for more than they originally paid.Sold at gain
20162018201920212022202320252026
Typical hold before sellingThe middle number of years sellers owned their home before selling.Median hold
20162018201920212022202320252026
Median annualized return at resaleThe middle yearly gain sellers earned, spread across the years they owned the home. Only counts homes held at least a year.Annualized gain
20162018201920212022202320252026
Preforeclosure filingsForeclosure notices filed each month. A rise can be an early sign that more owners are struggling. Auction stage counts the filings that reached a scheduled foreclosure auction.FilingsAuction stage
20162017201920202021202320242026

Housing Stock

HomesHow many homes we have records for in this area.6,333
Median value (AVM)The middle estimated value of all homes here, not just the ones that recently sold.$736K
Median sizeThe middle home size here, measured in square feet.2,669 ft²
Median bedroomsThe middle bedroom count for homes here.3
Median year builtThe middle build year for homes here. A recent year means most housing is newer.1985
Single familyThe share of homes here that are single-family houses.91%
CondosThe share of homes here that are condos.6.2%

Equity & Ownership

Equity rich (LTV ≤ 50%)The share of owners who owe half or less of what their home is worth, meaning they hold a lot of equity.57%
Underwater (LTV ≥ 125%)The share of owners who owe at least 25% more than their home is worth.1.1%
Owner occupiedThe share of homes lived in by their owner rather than rented out or left empty.87%
Company ownedThe share of homes owned by a company or trust instead of a person.5.3%
Median loan-to-valueThe middle share of home value still owed on loans across all owners here.46%
Typical ownership tenureHow long the typical owner here has held their home.15.4 yrs

CommunityThese are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.52
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.98
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.79

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.37%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.2.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.6,597
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,224 / mi²
Median household incomeThe middle household income here — half of households earn more, half earn less.$158K
Average household incomeThe average household income. It runs higher than the median when a few high earners pull it up.$196K
Average tempThe average temperature here across a full year.53°F
Annual precipHow much rain and melted snow falls here in a typical year.48 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.56%

Market metrics are derived from recorded arms-length deeds and refreshed nightly. Temperature blends price momentum, sales velocity, turnover and resale outcomes, ranked against all communitys nationally.

How Blue Bell compares

By median home value, Blue Bell is the 5th most expensive of 18 communities in Montgomery County, and its typical home is worth more than 79% of all homes in Montgomery County.

Home values in Blue Bell

Share of homes at each estimated value.

Median
$276K$1.8M
communities in Montgomery County ranked by median home value
#Montgomery CountyMedian valueHomes
1Merion Station$1.2M1,797
2Wynnewood$876K4,662
3Fort Washington$788K2,077
4Bala Cynwyd$759K3,681
5Blue Bell$736K6,333
6Flourtown$576K1,679
7Harleysville$561K8,094
8Plymouth Meeting$549K5,177
9Oreland$512K2,552
10King of Prussia$506K7,643
11Wyncote$497K1,803
12Gilbertsville$497K5,794
13Glenside$484K10,306
14Horsham$426K5,018
15Elkins Park$425K5,511
16Skippack$415K398
17Willow Grove$412K5,648
18Mont Clare$235K618

About the Blue Bell market

What is the median home price in Blue Bell, PA?

The median sale price in Blue Bell, PA is $670,000 (data through August 2026), based on deeds recorded with the county. That is down 8.8% from a year earlier.

How many homes sell in Blue Bell, PA each year?

156 homes sold in Blue Bell, PA over the last 12 months (data through August 2026). TopHap counts recorded arm's-length deeds, not listings, so the figure is not affected by which brokerage handled the sale.

Is Blue Bell, PA a buyer's or seller's market?

Blue Bell, PA is currently a buyer's market, scoring 31 out of 100 on TopHap's market temperature index (data through August 2026). The score weighs sales velocity and price direction; above 60 favours sellers, below 40 favours buyers.

How many homes are there in Blue Bell, PA?

Blue Bell, PA contains 6,333 residential properties, with a median of 2,669 square feet, 3 bedrooms, built around 1985. The median TopHap Estimate is $736K.

How does Blue Bell, PA compare to the rest of Montgomery County?

By median home value, Blue Bell, PA is the 5th most expensive of 18 communities in Montgomery County. Its typical home is worth more than 79% of all homes in Montgomery County. Bala Cynwyd ranks just above it and Flourtown just below. The ranking is rebuilt nightly from the county assessor record of every home in each area.

Do people own or rent in Blue Bell, PA?

87% of homes in Blue Bell, PA are owner-occupied. 5% are held by a company rather than an individual.

How much equity do owners in Blue Bell, PA hold?

57% of mortgaged homes in Blue Bell, PA are equity-rich, meaning the loan balance is under half the home's value. 1.1% owe more than the home is worth.

Nearby markets

Browse addresses

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Explore Blue Bell on the map

See every recorded sale, price heat map, school zone and flood overlay across Blue Bell in TopHap’s interactive 3D map.

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