New Yorkers who move to the Philadelphia suburbs are usually after three things the city makes hard to have at once: more space, a strong public school, and a home they own. The suburbs west and north of Philadelphia, the Main Line and Montgomery County, offer all three at prices well below New York’s, with Amtrak trains back to New York from Ardmore and Paoli for the days you need to go in.
You will not be alone. IRS migration data show at least 1,650 households, about 2,900 people, moved from New York City’s five boroughs to Montgomery, Bucks, Delaware, and Chester Counties in a single year, 2022 to 2023, and about 3,000 more households moved to Philadelphia itself.
This guide covers what changes, where New Yorkers tend to settle, the commute, the taxes, and how to buy while you still live in the city.
What your money buys
| Area | Typical home value (Zillow, Sept 2026) |
|---|---|
| Manhattan | About $1.25 million |
| Brooklyn | About $963,000 |
| Queens | About $745,000 |
| Chester County, PA | About $579,000 |
| Bucks County, PA | About $524,000 |
| Montgomery County, PA | About $493,000 |
| Delaware County, PA | About $363,000 |
These are typical values across all home types. In New York they mostly reflect condominiums and co-ops; in the suburbs, mostly single-family houses. A closer comparison: the typical condo in Park Slope was valued at about $1.32 million, and the typical single-family house in Narberth, a walkable Main Line borough with its own train station, at about $1.02 million.
The cost of living comparison covers rent against a mortgage, income taxes, property taxes, and transfer taxes in detail.
Where New Yorkers settle
Most New York buyers start from how they want to live day to day.
- Walk to the train and to dinner. On the Main Line, Narberth, Ardmore, Bryn Mawr, and Wayne have downtowns and SEPTA stations. In Montgomery County, Ambler, Jenkintown, and Conshohocken offer the same at lower prices.
- Schools first. U.S. News’s 2026-27 list ranked Harriton High School 6th in Pennsylvania, Radnor 7th, Lower Merion 8th, and Conestoga 13th. The guide to the Main Line for New Yorkers and the best school districts near Philadelphia compare them.
- More house and yard. Blue Bell, Dresher, and Fort Washington offer single-family neighborhoods, with typical values of about $698,000 to $771,000.
- New York several days a week. Yardley, Newtown, and Princeton sit closer to NJ Transit’s trains. The guide to moving from New York to Bucks County or Princeton covers that side.
The commute to New York
Amtrak’s Keystone trains stop at Ardmore and Paoli, and many continue through Philadelphia to New York Penn Station. On the 2026 timetable, the fastest trip from Ardmore takes 1 hour 51 minutes and from Paoli 2 hours. From Philadelphia’s 30th Street Station, Acela trains take as little as 1 hour 14 minutes. The least expensive route is SEPTA’s Trenton Line to Trenton and an NJ Transit train from there, about 2 hours 20 minutes from 30th Street.
That works well for one or two days a week. For three or more, most buyers look at Bucks County or the Princeton area. The guide to commuting to New York from Philadelphia’s suburbs compares every route, with fares.
Taxes
- City income tax ends. New York City’s resident income tax, 3.078% to 3.876% in 2026, applies only while you live in the city.
- Pennsylvania’s income tax is a flat 3.07%. Most municipalities add a local earned income tax, often 1%. Lower Merion and Radnor charge none.
- If you still work in New York, New York State taxes those wages and Pennsylvania gives a credit. If you work in Philadelphia, the city’s wage tax for nonresidents is 3.425% from July 1, 2026.
- Property taxes are a real cost. The median paid in 2020 to 2024 was about $5,875 in Montgomery County, $6,308 in Chester County, and $6,124 in Delaware County. Ask for the actual bill on every home, since assessments vary.
How to buy from the city
- Get pre-approved with a lender who lends in Pennsylvania.
- Narrow the map by phone or video. Commute days, schools, budget, and walkability usually cut the list to four or five towns.
- Visit in blocks. One Saturday can cover Narberth, Ardmore, and Wayne, for example.
- Plan the New York sale. Sellers in New York City pay a city transfer tax of 1% or 1.425% plus a state transfer tax of 0.4%, and co-op board approvals affect timing. Line up the sale and the purchase together.
- Know the Pennsylvania process. Purchases use the Pennsylvania agreement of sale, and the cost to buy a home in Pennsylvania explains the transfer tax buyers usually split with the seller.
Working with Karen
Karen Langsfeld is a REALTOR® with Berkshire Hathaway HomeServices Fox & Roach, based in Dresher and licensed in Pennsylvania and New Jersey. She helps New York buyers choose among the Main Line, Montgomery County, Bucks County, and the Princeton area, previews homes by video so your visits count, and handles the purchase through settlement. Learn more about moving from New York.
Contact Karen at (215) 495-2914 or through the contact page.
Sources: Zillow Home Value Index, September 2026; IRS Statistics of Income county-to-county migration data, 2022-2023; Amtrak, SEPTA, and NJ Transit 2026 timetables; U.S. News & World Report Best High Schools 2026-27; New York State Department of Taxation and Finance (2026 rates); Pennsylvania Department of Revenue; Pennsylvania DCED local tax register (June 2026); City of Philadelphia; U.S. Census Bureau, American Community Survey 2020-2024; NYC Department of Finance. This guide is general information, not tax or legal advice.