Blue Bell, PA—19422
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Blue Bell, PA
As of Oct '25, the median home price in Blue Bell, PA is $650,000, with a year-over-year change of 3.1%. This indicates that home prices in Blue Bell, PA are increasing. According to Zillow, the 1-year price projection is 1.3%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $650,000 | 3.1% |
| Single Family | $669,000 | 3.2% |
| Condos | $304,000 | 1.7% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $264,000 | 0.4% |
2 Bed | $347,000 | 0.6% |
3 Bed | $586,000 | 2.4% |
4 Bed | $806,000 | 3.5% |
| 5 Bed | $985,000 | 4.2% |
% of Housing Stock
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 |
% of Rental Stock
Property Listings — Blue Bell, PA
As of Oct '25, Realtor.com reports that the median days on market for a home in Blue Bell, PA is 55. 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 16.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $819,000 | 2.0% |
Listing Count | 49 | 14.0% |
| Listings as % of Homes | 0.4% | 14.0% |
Days on Market | 55 | 10.0% |
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% |
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% |
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% |
Loan Activity
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 |
Affordability — Blue Bell, PA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.8 |
| Median Home Price | $650,000 |
| Median Household Income | $153,000 |