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City · 6,424 residents · Montgomery County, Pennsylvania

Blue Bell , Pennsylvania

In Blue Bell, a typical home is worth $614,000 and typical rent is $3,348 a month. Compared with all of Montgomery County, typical rent is 99% higher, typical household income is 51% higher, and the share of households that own their home is 13 points higher.

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  • Typical home value

    $614,000

    41% above the county

    141% above Pennsylvania

    • Blue Bell
    • Montgomery
    • Pennsylvania

  • Typical rent

    $3,348a month

    99% above the county

    177% above Pennsylvania

    • Blue Bell
    • Montgomery
    • Pennsylvania

  • Typical household income

    $171,818a year

    51% above the county

    120% above Pennsylvania

    • Blue Bell
    • Montgomery
    • Pennsylvania

  • Households that own their home

    84%

    13 points above the county

    15 points above Pennsylvania

    • Blue Bell
    • Montgomery
    • Pennsylvania

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

Market now, with Zillow data

Zillow data
Typical home value
$703,141
3.8% more than 12 months ago
Typical rent
$2,766 a month
1.9% more than 12 months ago

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

Blue Bell 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 Blue Bell apart

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

  1. Blue Bell has the highest typical rent of the 265 cities in Pennsylvania with more than 5,000 people: $3,348.

  2. Nearby, in Norristown, the typical home value is $213,900: 65% less than in Blue Bell ($614,000).

  3. Nearby, in Norristown, the typical rent is $1,422: 58% less than in Blue Bell ($3,348).

  4. Blue Bell has the 8th highest typical household income of the 272 cities in Pennsylvania with more than 5,000 people ($171,818).

  5. Blue Bell has the 9th highest typical home value of the 273 cities in Pennsylvania with more than 5,000 people ($614,000).

  6. 84% of households in Blue Bell own their home, against 71% in Montgomery County.

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

The homes here

Housing in Blue Bell

What homes there are in Blue Bell, 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

In Blue Bell, 6 in 10 homes are single-family detached houses; in Montgomery County, 5.

Year built

Homes in Blue Bell are newer: the typical year built is 1983; in Montgomery County, 1971.

In Blue Bell, 72% of homes have 3 bedrooms or more, more than in Montgomery County (67%).

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

$2,814 a month

Montgomery County: $2,441 a month

Without a mortgage

$1,032 a month

Montgomery County: $936 a month

Owners with a mortgage

62%

Montgomery County: 66%

Owning costs more in Blue Bell: with a mortgage, the typical cost is $2,814 a month; in Montgomery County, $2,441. Without one, $1,032.

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

Homes in Blue Bell gained value more slowly than in Montgomery County: 29% since 2015–2019, against 38%.

Since 2015–2019, the typical rent in Blue Bell rose 96%, more than in Montgomery County (30%).

To compare: typical income in Blue Bell rose 30%; the home, +29%; the rent, +96%.

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

MeasureBlue BellMontgomery 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 2.602.522.392.53
Drive alone 58%64%68%69%
Carpool Unreliable estimate6%8%9%
Public transit Unreliable estimate3%4%3%
Walk or bike Unreliable estimate2%4%3%
Work from home 35%23%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Blue Bell has 2.60 people on average, about the same as in Montgomery County (2.52).

Working from home is more common in Blue Bell: 35%, against 23% in Montgomery County.

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 Blue Bell?

A typical home is tight for the typical income

We start with a typical home in Blue Bell, worth $614,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Blue Bell, which is $171,818 a year. For that payment to be 28% of income, a household would need to earn about $218,468 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 Blue Bell. 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 $21,490 (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

$5,098

at 7.18% · 30 years

Loan amount
$602,879
Total interest
$867,401
Paid off in
November 2056

Includes $10,369 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $4,009 a month

  • Tight

    $4,009 to $5,155 a month

    Your payment · 36%

  • Hard

    more than $5,155 a month

Compared with the typical household income in Blue Bell ($171,818 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,098
Principal & interest$4,084
Property tax$486
Home insurance$256
FHA mortgage insurance (MIP)$272

You need at least $21,490 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

Blue Bell and Montgomery County

Blue Bell 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).

Blue Bell's own numbers

Typical home value
$614,000
Typical monthly rent
$3,348
Typical yearly household income
$171,818
Households that own their home
84%
Effective property tax rate
0.95%

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 Blue Bell

A typical home in Blue Bell is worth $614,000: 41% above the county and 141% above Pennsylvania. With the typical household income in Blue Bell ($171,818 a year), a typical home costs 3.6 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.

  • Blue Bell 3.6 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

Blue Bell 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
  • Blue Bell $614,000
  • Montgomery $436,700
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • Blue Bell $3,348
  • Montgomery $1,683
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • Blue Bell $171,818
  • Montgomery $113,915
  • Pennsylvania $77,971
  • United States $80,734
See the full table
Blue Bell next to Montgomery County and Pennsylvania
Measure Blue Bell Montgomery County Pennsylvania U.S.
Typical home value $614,000 $436,700 $254,500 $332,700
Typical monthly rent $3,348 $1,683 $1,209 $1,413
Typical yearly household income $171,818 $113,915 $77,971 $80,734
Households that own their home 84% 71% 69% 65%
Typical yearly property tax $5,830 $5,875 $3,311 $3,119
Effective property tax rate 0.95% 1.35% 1.3% 0.94%

“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 Blue Bell

For a typical $614,000 home in Blue Bell, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Blue Bell's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,098a month

    Least cash to close
    Down payment
    $21,490
    Cash to close
    $39,910
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $272

  • Conventional, 5% down $4,985a month

    Down payment
    $30,700
    Cash to close
    $49,120
    Rate
    7.18%
    Mortgage insurance
    PMI · $292

  • Conventional, 20% down, no PMI $4,069a month

    Down payment
    $122,800
    Cash to close
    $141,220
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,637a month

    Down payment
    $92,100
    Cash to close
    $110,520
    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 Blue Bell and for Montgomery County.

Property tax

Effective rate in Blue Bell

0.95%of the home’s value each year

$5,830 a year for the typical owner in Blue Bell.

  • Blue Bell 0.95%
  • 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 Blue Bell

Typical rent in Blue Bell is $3,348 a month: 99% above the county.

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 Blue Bell

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Blue Bell is in ZIP code 19422.

For 2 bedrooms it is $2,720: $860 more than the fair market rent for Montgomery County ($1,860).

  • 19422 $2,720$3,240

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Blue Bell 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?

Free help

Help to buy or rent in Blue Bell

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 man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Blue Bell

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

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near Blue Bell

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

  • Genesis Housing Corporation

    1430 Dekalb St, Norristown · 4 miles away

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

  • West Oak Lane Community Development

    1624 E Wadsworth Ave, Philadelphia · 7 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 · 8 miles away · Spanish

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

Every agency in Montgomery County All counseling agencies in Pennsylvania

Help in Spanish near Blue Bell

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 Blue Bell

HUD’s record names them for Blue Bell 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 Blue Bell, 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 Blue Bell.

All guides
A father, a mother and their daughter smile among the avocado trees by their home in Somis, California.

Questions

Housing questions about Blue Bell

Short answers with the numbers for Blue Bell 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 Blue Bell?

The typical home value in Blue Bell is $614,000, 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 Blue Bell?

Typical rent in Blue Bell is $3,348 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 Blue Bell?

Blue Bell 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 Blue Bell?

The typical homeowner in Blue Bell pays $5,830 a year, according to the U.S. Census Bureau. That is 0.95% of the home’s value; in Montgomery County, the rate is 1.35%.

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

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).