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City · 6,847 residents · Montgomery County, Pennsylvania

Ambler , Pennsylvania

In Ambler, a typical home is worth $377,300 and typical rent is $1,447 a month. Compared with all of Montgomery County, typical household income is 32% lower, typical rent is 14% lower, and the share of households that own their home is 22 points lower.

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  • Typical home value

    $377,300

    14% below the county

    48% above Pennsylvania

    • Ambler
    • Montgomery
    • Pennsylvania

  • Typical rent

    $1,447a month

    14% below the county

    20% above Pennsylvania

    • Ambler
    • Montgomery
    • Pennsylvania

  • Typical household income

    $77,394a year

    32% below the county

    About the same as Pennsylvania

    • Ambler
    • Montgomery
    • Pennsylvania

  • Households that own their home

    50%

    22 points below the county

    20 points below Pennsylvania

    • Ambler
    • Montgomery
    • Pennsylvania

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$697,743
4.1% more than 12 months ago
Typical rent
$1,921 a month
8.5% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Ambler is in Montgomery County. The FHA loan limit ($630,200 for a one-unit home), the fair market rents and the help on this page are those of all of Montgomery County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Ambler apart

What this place has that others do not, from public data, most unusual first.

  1. 50% of households in Ambler own their home, against 71% in Montgomery County.

  2. The typical household income in Ambler is $77,394, 32% less than in Montgomery County as a whole ($113,915).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Ambler

What homes there are in Ambler, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

No kind of home is the majority in Ambler; the largest group, detached houses, adds up to 32%, less than in Montgomery County (53%).

Year built

Homes in Ambler are older: the typical year built is 1954; in Montgomery County, 1971.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,052 a month

Montgomery County: $2,441 a month

Without a mortgage

$573 a month

Montgomery County: $936 a month

Owners with a mortgage

74%

Montgomery County: 66%

The typical cost for an owner with a mortgage in Ambler is $2,052 a month, less than in Montgomery County ($2,441); without one, $573.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Ambler rose 24%; in Montgomery County, it rose 38%.

Much as in Montgomery County, the typical rent in Ambler rose 30% since 2015–2019.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureAmblerMontgomery CountyPennsylvaniaUnited States
Rental vacancy Unreliable estimate5.5%4.9%5.5%
Homeowner vacancy Unreliable estimate0.8%0.8%0.9%
More than one person per room Unreliable estimate1.8%1.6%3.4%
People per household 2.422.522.392.53
Drive alone 63%64%68%69%
Carpool Unreliable estimate6%8%9%
Public transit Unreliable estimate3%4%3%
Walk or bike Unreliable estimate2%4%3%
Work from home 24%23%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Ambler look like those in Montgomery County: 2.42 people on average.

In Ambler, 63% of workers drive alone to work; in Montgomery County, 64%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Ambler?

A typical home costs more than the typical income allows

We start with a typical home in Ambler, worth $377,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 48% of the typical household income in Ambler, which is $77,394 a year. For that payment to be 28% of income, a household would need to earn about $133,978 a year.

The calculator's FHA and conventional loan limits are those of all of Montgomery County.

Your numbers

Local data
$

Starts at the typical home value in Ambler. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $13,206 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,126

at 7.18% · 30 years

Loan amount
$370,466
Total interest
$533,013
Paid off in
November 2056

Includes $6,372 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,806 a month

  • Tight

    $1,806 to $2,322 a month

  • Hard

    more than $2,322 a month

    Your payment · 48%

Compared with the typical household income in Ambler ($77,394 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,126
Principal & interest$2,510
Property tax$292
Home insurance$157
FHA mortgage insurance (MIP)$167

You need at least $13,206 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Ambler and Montgomery County

Ambler is in Montgomery County, Pennsylvania. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Ambler's own numbers

Typical home value
$377,300
Typical monthly rent
$1,447
Typical yearly household income
$77,394
Households that own their home
50%
Effective property tax rate
0.93%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Montgomery County

FHA limit, one-unit home
$630,200
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,860
Price change over 5 years (FHFA)
+52%
Homes in a high flood-risk zone
0.9%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Montgomery County.

Everything about Montgomery County

Buying

Buying a home in Ambler

A typical home in Ambler is worth $377,300: 14% below the county and 48% above Pennsylvania. With the typical household income in Ambler ($77,394 a year), a typical home costs 4.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Ambler 4.9 years
  • Montgomery 3.8 years
  • Pennsylvania 3.3 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Montgomery County

According to FHFA’s house price index, home prices in Montgomery County rose 77% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Montgomery County.

Period County Pennsylvania U.S.
Last year (2025) +4.6% +4.7% +2.9%
5 years (2020–2025) +52% +48% +47%
10 years (2015–2025) +77% +77% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Ambler next to Montgomery County, Pennsylvania and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Ambler $377,300
  • Montgomery $436,700
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • Ambler $1,447
  • Montgomery $1,683
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • Ambler $77,394
  • Montgomery $113,915
  • Pennsylvania $77,971
  • United States $80,734
See the full table
Ambler next to Montgomery County and Pennsylvania
Measure Ambler Montgomery County Pennsylvania U.S.
Typical home value $377,300 $436,700 $254,500 $332,700
Typical monthly rent $1,447 $1,683 $1,209 $1,413
Typical yearly household income $77,394 $113,915 $77,971 $80,734
Households that own their home 50% 71% 69% 65%
Typical yearly property tax $3,526 $5,875 $3,311 $3,119
Effective property tax rate 0.93% 1.35% 1.3% 0.94%
Renters with high rent for their income 50% 49% 48% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Montgomery County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Ambler

For a typical $377,300 home in Ambler, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Ambler's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,126a month

    Least cash to close
    Down payment
    $13,206
    Cash to close
    $24,525
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $167

  • Conventional, 5% down $3,057a month

    Down payment
    $18,865
    Cash to close
    $30,184
    Rate
    7.18%
    Mortgage insurance
    PMI · $179

  • Conventional, 20% down, no PMI $2,494a month

    Down payment
    $75,460
    Cash to close
    $86,779
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,843a month

    Down payment
    $56,595
    Cash to close
    $67,914
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Ambler and for Montgomery County.

Property tax

Effective rate in Ambler

0.93%of the home’s value each year

$3,526 a year for the typical owner in Ambler.

  • Ambler 0.93%
  • Montgomery 1.35%
  • Pennsylvania 1.3%

What Pennsylvania publishes Property Tax/Rent Rebate Program (PTRR) (Pennsylvania Department of Revenue)

Exemptions and deadlines in Pennsylvania

Flood risk in Montgomery County

FEMA does not publish these numbers by city: they are for all of Montgomery County.

Homes in the high-risk zone
0.9%
2,407
Of those, with NFIP insurance
47%
County Pennsylvania U.S.
Homes in the high-risk zone 0.9% 2% 3.5%
Of those, with NFIP insurance 47% 23% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Ambler

Typical rent in Ambler is $1,447 a month: 14% below the county. In Ambler, 50% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Montgomery County, by unit size. To pay the 2-bedroom one ($1,860 a month) without spending more than 30% of your income, you would need to earn $35.77 an hour working full time.

HUD fair market rent for all of Montgomery County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,438 $27.65 $57,520
1 bedroom $1,558 $29.96 $62,320
2 bedrooms $1,860 $35.77 $74,400
3 bedrooms $2,216 $42.62 $88,640
4 bedrooms $2,445 $47.02 $97,800

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Ambler

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Ambler is in ZIP code 19002.

For 2 bedrooms it is $1,960: $100 more than the fair market rent for Montgomery County ($1,860).

  • 19002 $1,960$2,340

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Ambler when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Ambler

HUD lists 2 buildings with rents for lower incomes in Ambler. These are the largest.

  • Ambler Manor Apts 48 N Main St, Ambler 19002 60 low-income homes · 1 bd: 52 · 2 bd: 8 · In service since 2001 · For older adults
  • SHFT Aka Hope Gardens, Ambler 19002 8 homes

See all 58 buildings in Montgomery County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Ambler

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Montgomery County; 1 says it serves in Spanish.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Ambler

No down payment, repair or rent-help program on our list is for Ambler or Montgomery County. The ones below are statewide in Pennsylvania: they work in Ambler the same as in the rest of the state.

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near Ambler

The HUD-approved agencies closest to the center of Ambler, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • West Oak Lane Community Development

    1624 E Wadsworth Ave, Philadelphia · 6 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (215) 224-8339

  • CCCS of Delaware Valley, Inc. DBA Clarifi

    101 Greenwood Avenue, Jenkintown · 6 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (800) 989-2227

  • Genesis Housing Corporation

    1430 Dekalb St, Norristown · 6 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (610) 275-4357

Every agency in Montgomery County All counseling agencies in Pennsylvania

Help in Spanish near Ambler

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Ambler

HUD’s record names them for Ambler or Montgomery County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Montgomery County Housing Authority Public housing and Section 8 vouchers (610) 275-5720

All housing agencies in Pennsylvania Source: HUD

Cities

Other cities in Montgomery County

These cities are also in Montgomery County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Montgomery County Housing in Pennsylvania
See 20 more cities in Montgomery County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Ambler, with the typical home value.

Neighboring counties

If Montgomery County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Ambler.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Ambler

Short answers with the numbers for Ambler and all of Montgomery County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Ambler?

The typical home value in Ambler is $377,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Montgomery County it is $436,700.

How much does it cost to rent in Ambler?

Typical rent in Ambler is $1,447 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Montgomery County is $1,860.

What is the FHA loan limit in Ambler?

Ambler uses the FHA limit for all of Montgomery County (2026): $630,200 for a one-unit home and $1,211,950 for a four-unit home.

How much property tax do owners pay in Ambler?

The typical homeowner in Ambler pays $3,526 a year, according to the U.S. Census Bureau. That is 0.93% of the home’s value; in Montgomery County, the rate is 1.35%.

Where can I find free help to buy or rent in Ambler?

There are 2 HUD-approved counseling agencies with an office in Montgomery County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).