Moving to Philadelphia? What You Need to Know Before You Choose Where to Live

Start with where your life needs to work.

Philadelphia is a city where moving a few miles can completely change your housing options, commute, parking situation, taxes and day-to-day routine. And once you include Delaware County, Montgomery County and Chester County, the number of options gets even bigger.

So before you start saving houses on Zillow, figure out the bigger question:

Do you actually want to live in Philadelphia, or would one of the surrounding suburbs fit you better?

I’m Tom Fior. I grew up in Delaware County and live in Philadelphia, and I help buyers compare both sides of that decision.

Here’s what I’d want you to understand before moving here.

What should you know before moving to Philadelphia?

The short version:

• Philadelphia is extremely neighborhood-specific.
• City living and suburban living can feel completely different even when they're only a few miles apart.
• Rowhomes and older housing are a major part of the local housing stock.
• Parking should be part of your home search, not an afterthought.
• Philadelphia has city-specific taxes you should understand before buying.
• Your commute can matter more than straight-line distance.
• SEPTA can make certain locations much more practical depending on where you work.
• The suburbs are not one single market.
• You can begin your home search before you physically move here.

You don't need to understand the entire Philadelphia region before you start.

You just need a good way to narrow it down.

Philadelphia or the suburbs: which should you choose?

This is usually the first major decision I work through with relocation buyers.

And there isn't a universal winner.

Living in Philadelphia

Depending on the neighborhood, Philadelphia can give you easier access to restaurants, entertainment, employment centers, public transportation and a more walkable daily routine.

Housing can include everything from traditional Philadelphia rowhomes to condos, newer townhomes and larger detached homes depending on where you look.

But city living can also mean dealing with tighter streets, less private outdoor space, older properties and more complicated parking.

Living in the Philadelphia suburbs

Move outside the city and the equation changes.

Areas throughout Delaware, Montgomery and Chester counties can offer different combinations of detached homes, townhomes, yards, driveways, garages and lower-density development.

But don't assume "the suburbs" automatically means a huge house and an easy commute.

A home in Media, for example, creates a very different routine from a home farther west in Chester County. Even neighboring municipalities can have different taxes, housing stock, public services and transportation options.

That's why I don't start relocation buyers with a list of the "best Philadelphia suburbs."

I start with their actual move.

Budget. Work location. Commute. Space. Parking. Transportation. Housing preferences.

Then we narrow the map.

Philadelphia is a city of neighborhoods

People moving here sometimes search for Philadelphia as though it's one housing market.

It isn't.

Compare a condo near Rittenhouse Square with a rowhome in South Philadelphia, newer construction in Northern Liberties, a property in Manayunk or a house in Northeast Philadelphia and you're looking at very different versions of city living.

The same applies to practical things like:

• parking
• walkability
• access to SEPTA
• housing type
• outdoor space
• commute
• property condition
• price

So instead of asking:

"What's the best neighborhood in Philadelphia?"

Ask:

"Which Philadelphia neighborhoods actually fit the way I want to live?"

That's a much more useful question.

Philadelphia housing can be older than what you're used to

This is a big one for buyers coming from parts of the country dominated by newer construction.

Philadelphia has a substantial amount of older housing.

That's not automatically a negative. Older homes can have character, established locations and layouts you simply don't get from newer construction.

It does mean you should pay attention to the actual property instead of getting distracted by new flooring and a renovated kitchen.

When I'm walking through an older property with a buyer, I'm thinking about things like the visible condition of the home, basement, roof information when available, windows, signs of moisture, electrical and plumbing information when known, and the quality of renovations.

A showing isn't a substitute for a professional home inspection.

But your first walkthrough should still involve more than deciding whether you like the backsplash.

Parking can completely change the home search

If you're moving from somewhere where every house has a driveway, welcome to one of the quickest adjustments to Philadelphia real estate.

Parking varies tremendously.

One property may have a garage.

Another may have a dedicated parking space.

Another may rely entirely on street parking.

Even if you don't drive to work every day, think about groceries, visitors, weekend trips and whether you actually want to circle the block looking for a spot after getting home.

If you own a car, parking belongs on your list of housing criteria from day one.

Understand Philadelphia taxes before comparing the city with the suburbs

Taxes are one of the areas where relocation buyers should avoid comparing homes using purchase price alone.

As of July 1, 2026, Philadelphia's Wage and Earnings Tax rates are 3.735% for residents and 3.425% for non-residents subject to the tax.

Philadelphia also imposes a Realty Transfer Tax on real estate transfers. The current combined Philadelphia and Pennsylvania rate is 4.578%, consisting of a 3.578% City portion and 1% Commonwealth portion. The tax is commonly split between buyer and seller in a typical sale, although that split is not legally required.

Property taxes need to be evaluated property by property as well.

The important takeaway isn't that the city or suburbs are automatically "cheaper."

It's that location changes the math.

Before buying, have the appropriate lender, tax professional and other professionals help you understand how the numbers apply to your specific situation.

Don't judge your commute by miles alone

A house being 12 miles from your office doesn't tell you enough.

Where are you actually commuting?

Center City?

University City?

King of Prussia?

The Navy Yard?

Somewhere in the suburbs?

Are you driving every day, working hybrid or using public transportation?

Philadelphia's transportation network means two homes with similar physical distances from work can produce very different commutes.

SEPTA Regional Rail connects Center City with numerous suburban communities, while other parts of the region are much more car-dependent.

Before choosing an area, work backward from the places you'll actually need to reach regularly.

Your commute should help determine your search area — not become something you discover after you've already fallen in love with a house.

The suburbs around Philadelphia aren't interchangeable

This is probably one of the biggest things I want relocation buyers to understand.

"Philadelphia suburbs" describes a huge area.

I do a lot of my work in Delaware County because it's the area I grew up in, and even within Delco you can find dramatically different housing and day-to-day environments.

Media, Havertown, Springfield, Wallingford, Swarthmore, Broomall, Ridley and Newtown Square shouldn't simply be thrown into one bucket.

Go farther into Montgomery County or Chester County and the options expand again.

The municipality matters.

The housing matters.

The commute matters.

The taxes matter.

The transportation matters.

This is why a generic internet list of the "10 best suburbs of Philadelphia" usually isn't the best way to make a several-hundred-thousand-dollar decision.

Start with what matters to you and eliminate areas that don't fit.

Should you rent first or buy when moving to Philadelphia?

You don't automatically need to rent for a year just because you're relocating.

But you also shouldn't buy a house simply because you feel like you have to.

If you're ready financially and you've narrowed down where you actually want to live, buying during a relocation can make sense.

If you're still completely unsure about the city, your job location, your long-term plans or what you want from an area, renting may give you more flexibility while you figure that out.

This isn't a decision your Realtor should pressure you into.

The goal is to understand your options well enough to decide what's right for you.

Can you buy a Philadelphia-area home from out of state?

Yes.

You don't necessarily need to be physically living in Pennsylvania before beginning your search.

For relocation buyers, I can help narrow areas first, then use a combination of virtual conversations, video showings and organized in-person showing days when you're able to visit.

The important part is having a process.

I don't want you flying into Philadelphia for a weekend and trying to see 18 random houses scattered across four counties.

First we narrow the geography.

Then we narrow the houses.

That makes the trip much more useful.

How I would start a Philadelphia relocation search

If you called me today and said:

"Tom, I'm moving to Philadelphia. I have absolutely no idea where I should live."

That's completely fine.

I'd start with five things:

1. Where do you need to commute?
2. What's your realistic housing budget?
3. What type of home do you want?
4. How important are parking, outdoor space, walkability and public transportation?
5. What are you willing to compromise on?

Those answers can eliminate a surprising amount of the map.

And that's the point.

You don't need someone to send you every house within 40 miles of Philadelphia.

You need someone who can help you figure out where you should actually be looking.

Frequently asked questions about moving to Philadelphia

Is Philadelphia a good place to move to?

That depends on what you're looking for. Philadelphia offers many different housing types, neighborhoods, transportation options and levels of urban density, with access to a large surrounding suburban region. The better question is whether a specific part of the Philadelphia region fits your budget, commute and lifestyle priorities.

Should I live in Philadelphia or the suburbs?

Choose based on the tradeoffs that matter to you. Philadelphia may offer more density, walkability and city access in many locations, while suburban areas may offer different housing types, parking and lot sizes. Neither is automatically better.

What suburbs should I consider when moving to Philadelphia?

Start with your budget and commute rather than a generic ranking. Delaware County, Montgomery County and Chester County each contain communities with substantially different housing, transportation, taxes and locations.

Can I start looking for a house before moving to Philadelphia?

Yes. Relocation buyers can narrow areas, discuss the purchase process and tour properties remotely before traveling to Pennsylvania. In-person visits can then focus on the strongest areas and homes.

Do I need to know exactly where I want to live before contacting a Realtor?

No. In fact, figuring out the location can be one of the most valuable parts of working with someone local during a relocation.

Moving to Philadelphia? You don't need the whole map figured out.

If you're relocating here, don't feel like you need to learn every Philadelphia neighborhood and every surrounding suburb before you reach out.

That's backwards.

Tell me where you're moving from, where you need to get to, what you're hoping to spend and what you want your day-to-day life to look like.

Then we can start shrinking the map.

I'm [Tom Fior, a Realtor with Coldwell Banker Realty and The Steven Eckell Team](/about), helping buyers relocate to Philadelphia, Delaware County and the surrounding suburbs.

I grew up in Delaware County and live in Philadelphia, so helping people understand the city-to-suburbs decision is literally where the name came from.

No pressure to buy a house.

First, let's figure out where you should actually be looking.