Willow Grove, PA—19090
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Willow Grove, PA
As of Oct '25, the median home price in Willow Grove, PA is $400,000, with a year-over-year change of 2.6%. This indicates that home prices in Willow Grove, PA are increasing. According to Zillow, the 1-year price projection is 1.1%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $400,000 | 2.6% |
| Single Family | $402,000 | 2.6% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $296,000 | 2.4% |
3 Bed | $395,000 | 2.3% |
4 Bed | $449,000 | 2.5% |
| 5 Bed | $494,000 | 4.4% |
% of Housing Stock
Rental Trends — Willow Grove, PA
As of July '25, Rentcast reports the average rent in Willow Grove, PA is $2,050, with a year-over-year rent change of 4.6%. Per bedroom, the median rent as of July '25 in Willow Grove, PA is studios: $1,200, 1-bedrooms: $1,710, 2-bedrooms: $2,140, 3-bedrooms: $2,360, 4-bedrooms: $3,220. The most common rental property sizes in Willow Grove, PA are 2-bedroom and 1-bedroom, accounting for 40.3% and 35.6% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,960 | $2,050 |
| Studio Rent | $1,200 | $1,200 |
| 1 Bed Rent | $1,700 | $1,710 |
| 2 Bed Rent | $2,150 | $2,140 |
| 3 Bed Rent | $2,200 | $2,360 |
| 4 Bed Rent | $3,150 | $3,220 |
% of Rental Stock
Property Listings — Willow Grove, PA
As of Oct '25, Realtor.com reports that the median days on market for a home in Willow Grove, PA is 29. This is a increase of 26.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 42.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $443,000 | 7.0% |
Listing Count | 38 | 28.0% |
| Listings as % of Homes | 0.3% | 28.0% |
Days on Market | 29 | 26.0% |
Demographics — Willow Grove, PA
As of the latest ACS Survey released in 2023, Willow Grove, PA has a population of 19,900, which has increased by 7.8% over the past 5 years. Willow Grove, PA is a moderately popular place for families, as children make up 22.6% of the population. The area has a moderately educated workforce, with 42.8% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 17.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 19,900 | 7.8% |
% Under 18 | 22.6% | 2.7% |
% Seniors | 14.8% | -4.5% |
% WFH | 17.9% | 359.0% |
% w/ College Degree | 42.8% | 7.3% |
As of the latest ACS Survey released in 2023, Willow Grove, PA is a predominantly white area, with 68.6% of the population identifying as white. The white population has shrunk by 2.4% in the last 5 years. The second most common race or ethnicity in Willow Grove, PA is black, making up 13.3% of the population. Foreign-born residents account for 7.4% of the population in Willow Grove, PA, and this percentage has decreased by 18.7% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 68.6% | -2.4% |
% Black | 13.3% | -14.7% |
% Hispanic | 5.8% | 11.5% |
% Asian | 5.2% | 2.0% |
% Foreign Born | 7.4% | -18.7% |
Mortgage and Risk — Willow Grove, PA
According to HUD data as of 2023, there were 352 mortgage originations in Willow Grove, PA, of which 88.0% of loans were conventional mortgages. The average loan-to-value was 52.0%, with 18.0% above 90% LTV (elevated). This implies medium mortgage risk in Willow Grove, PA. Investor activity is low, as 1.0% of loans were by investors. 18.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 352 |
% Conventional Loans | 88.0% |
% Government Loans | 12.0% |
% Investor Loans | 1.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 18.0% |
Loan Activity
Rentals and Section 8 — Willow Grove, PA
As of 2024, the percent of homes in Willow Grove, PA under the Section 8 program is 3.4%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Willow Grove, PA, because HUD payments exceed market rent, while 1-bedroom and 2-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 118 |
Total Units Section 8 | 87 |
% Rentals under Section 8 | 3.4% |
% Occupied Section 8 | 67.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$90 | $1,700 | $1,610 |
| 2 Bedroom | -$230 | $2,150 | $1,920 |
| 3 Bedroom | $110 | $2,200 | $2,310 |
| 4 Bedroom | -$520 | $3,150 | $2,630 |
Affordability — Willow Grove, PA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.7 |
| Median Home Price | $400,000 |
| Median Household Income | $97,300 |