Blue Bell, PA 19422 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

Blue Bell, PA—19422

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$647,000

3.2% YoY Growth

Household Income

$153,000

27.2% YoY Growth

Days on Market

17.0% Longer YoY

Home Price Forecast

1.7%

Median Rent

$2,500

8.1% YoY Growth

1-Bed Rent

$1,650

15.2% YoY Growth

2-Bed Rent

$2,250

18.7% YoY Growth

3-Bed Rent

$2,800

8.7% YoY Growth

Home Price Trends — Blue Bell, PA

As of Dec '25, the median home price in Blue Bell, PA is $647,000, with a year-over-year change of 3.2%. This indicates that home prices in Blue Bell, PA are increasing. According to Zillow, the 1-year price projection is 1.7%, suggesting an increase housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$647,000	3.2%
Single Family	$665,000	3.1%
Condos	$301,000	2.0%

Cost per Home Size

Home Size	Median Home Value	YoY % Change
1 Bed

Rental Trends — Blue Bell, PA

As of July '25, Rentcast reports the average rent in Blue Bell, PA is $2,920, with a year-over-year rent change of 8.1%. Per bedroom, the median rent as of July '25 in Blue Bell, PA is studios: $2,030, 1-bedrooms: $1,730, 2-bedrooms: $2,260, 3-bedrooms: $3,130, 4-bedrooms: $3,920. The most common rental property sizes in Blue Bell, PA are 2-bedroom and 1-bedroom, accounting for 53.4% and 22.5% of the rental stock.

Type	Median Rent	Average Rent
Average Rent	$2,500	$2,920
Studio Rent	$2,030	$2,030
1 Bed Rent	$1,650	$1,730
2 Bed Rent	$2,250	$2,260
3 Bed Rent	$2,800	$3,130
4 Bed Rent	$4,000	$3,920

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% of Rental Stock

Studio

3.8%

1 Bedroom

22.5%

2 Bedrooms

53.4%

3 Bedrooms

15.8%

4 Bedrooms

2.9%

5+ Bedrooms

1.5%

Property Listings — Blue Bell, PA

As of Dec '25, Realtor.com reports that the median days on market for a home in Blue Bell, PA is 56. This is a increase of 10.0% 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 18.0%, representing a small inventory and little supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$932,000	20.0%
Listing Count	33	-9.0%
Listings as % of Homes	0.4%	-9.0%
Days on Market	50	17.0%

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Demographics — Blue Bell, PA

As of the latest ACS Survey released in 2023, Blue Bell, PA has a population of 20,100, which has increased by 5.7% over the past 5 years. Blue Bell, PA is a moderately popular place for families, as children make up 23.9% of the population. The area has a highly educated workforce, with 74.3% of adult residents holding a bachelor’s degree or higher. There are many residents working remotely, with 30.4% reporting working from home.

Metric	Latest Census	YoY % Change
Population	20,100	5.7%
% Under 18	23.9%	9.6%
% Seniors	22.9%	8.0%
% WFH	30.4%	294.8%
% w/ College Degree	74.3%	19.1%

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As of the latest ACS Survey released in 2023, Blue Bell, PA is a predominantly white area, with 70.6% of the population identifying as white. The white population has shrunk by 7.6% in the last 5 years. The second most common race or ethnicity in Blue Bell, PA is asian, making up 11.9% of the population. Foreign-born residents account for 12.5% of the population in Blue Bell, PA, and this percentage has decreased by 13.2% 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	70.6%	-7.6%
% Black	9.7%	49.2%
% Hispanic	4.2%	68.0%
% Asian	11.9%	-10.5%
% Foreign Born	12.5%	-13.2%

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Mortgage and Risk — Blue Bell, PA

According to HUD data as of 2023, there were 359 mortgage originations in Blue Bell, PA, of which 93.0% of loans were conventional mortgages. The average loan-to-value was 49.0%, with 11.0% above 90% LTV (elevated). This implies medium mortgage risk in Blue Bell, PA. Investor activity is low, as 1.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.

Mortgages

Metric	Zip Code Average
Total Loan Originations	359
% Conventional Loans	93.0%
% Government Loans	7.0%
% Investor Loans	1.0%
% Second Loans	0.0%
% Cash Out Refinance	11.0%

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Rentals and Section 8 — Blue Bell, PA

As of 2024, the percent of homes in Blue Bell, PA under the Section 8 program is 3.2%. 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. 1-bedroom and 2-bedroom and 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Blue Bell, PA, because HUD payments exceed market rent, while 4-bedroom units do not.

Section 8 Market Size

Total Units under HUD	68
Total Units Section 8	68
% Rentals under Section 8	3.2%
% Occupied Section 8	67.0%

Section 8 Opportunity

Home Size	HUD Premium	Market Rent	Max HUD Rent
1 Bedroom	$570	$1,650	$2,220
2 Bedroom	$390	$2,250	$2,640
3 Bedroom	$380	$2,800	$3,180
4 Bedroom	-$380	$4,000	$3,620

Blue Bell, PA—19422

Key Metrics at a Glance

Home Price Trends — Blue Bell, PA

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Blue Bell, PA

% of Rental Stock

Property Listings — Blue Bell, PA

Demographics — Blue Bell, PA

Race and Ethnicity

Mortgage and Risk — Blue Bell, PA

Mortgages

Rentals and Section 8 — Blue Bell, PA

Section 8 Market Size

Section 8 Opportunity

Affordability — Blue Bell, PA

Home Price to Income Ratio

Blue Bell, PA — ZIP Code Boundary Map

Nearby ZIP Codes

Gwynedd Valley

Plymouth Meeting, PA

Foulkeways, PA

Norristown, PA

Ambler, PA

Frequently Asked Questions

Metric	Zip Code Average
Home Price to Income Ratio	3.8
Median Home Price	$647,000
Median Household Income	$153,000

Blue Bell, PA—19422

Key Metrics at a Glance

Home Price Trends — Blue Bell, PA

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Blue Bell, PA

% of Rental Stock

Property Listings — Blue Bell, PA

Demographics — Blue Bell, PA

Race and Ethnicity

Mortgage and Risk — Blue Bell, PA

Mortgages

Rentals and Section 8 — Blue Bell, PA

Section 8 Market Size

Section 8 Opportunity

Affordability — Blue Bell, PA

Home Price to Income Ratio

Blue Bell, PA — ZIP Code Boundary Map

Nearby ZIP Codes

Gwynedd Valley

Plymouth Meeting, PA

Foulkeways, PA

Norristown, PA

Ambler, PA

Frequently Asked Questions

What is the average home price in Blue Bell, PA 19422?

How have home prices in Blue Bell, PA 19422 changed over the past year?

What is the home price projection for Blue Bell, PA 19422?

What are the demographics of Blue Bell, PA 19422?

How long does it take homes to sell in Blue Bell, PA 19422?

What is the average rent price in Blue Bell, PA 19422?