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City · 16,005 residents · Montgomery County, Pennsylvania

Horsham , Pennsylvania

In Horsham, a typical home is worth $388,500 and typical rent is $1,446 a month. Compared with all of Montgomery County, typical household income is 17% lower and typical rent is 14% lower.

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  • Typical home value

    $388,500

    11% below the county

    53% above Pennsylvania

    • Horsham
    • Montgomery
    • Pennsylvania

  • Typical rent

    $1,446a month

    14% below the county

    20% above Pennsylvania

    • Horsham
    • Montgomery
    • Pennsylvania

  • Typical household income

    $94,987a year

    17% below the county

    22% above Pennsylvania

    • Horsham
    • Montgomery
    • Pennsylvania

  • Households that own their home

    68%

    4 points below the county

    2 points below Pennsylvania

    • Horsham
    • Montgomery
    • Pennsylvania

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

Market now, with Zillow data

Zillow data
Typical home value
$439,519
1.9% more than 12 months ago
Typical rent
$1,744 a month
4.2% more than 12 months ago

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

Horsham 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 Horsham apart

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

  1. Nearby, in Roslyn, the typical home value is $328,800: 15% less than in Horsham ($388,500).

  2. The typical household income in Horsham is $94,987, 17% less than in Montgomery County as a whole ($113,915).

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

The homes here

Housing in Horsham

What homes there are in Horsham, 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 Horsham; the largest group, detached houses, adds up to 47%, less than in Montgomery County (53%).

Year built

Homes in Horsham are newer: the typical year built is 1975; in Montgomery County, 1971.

Homes in Horsham are smaller: 60% have 3 bedrooms or more; 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

$2,156 a month

Montgomery County: $2,441 a month

Without a mortgage

$798 a month

Montgomery County: $936 a month

Owners with a mortgage

64%

Montgomery County: 66%

In Horsham, 64% of owners have a mortgage, and their typical cost is $2,156 a month, against $2,441 in Montgomery County. Without one it drops to $798.

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

The typical home value in Horsham rose 35% since 2015–2019, less than in Montgomery County (38%).

Rents in Horsham rose more slowly than in Montgomery County: 14% since 2015–2019, against 30%.

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

MeasureHorshamMontgomery 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 2.632.522.392.53
Drive alone 73%64%68%69%
Carpool Unreliable estimate6%8%9%
Public transit Unreliable estimate3%4%3%
Walk or bike Unreliable estimate2%4%3%
Work from home 22%23%16%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Montgomery County, a household in Horsham has 2.63 people on average.

To get to work, 73% of workers in Horsham drive alone; 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 Horsham?

A typical home costs more than the typical income allows

We start with a typical home in Horsham, worth $388,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income in Horsham, which is $94,987 a year. For that payment to be 28% of income, a household would need to earn about $140,869 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 Horsham. 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 $13,598 (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

$3,287

at 7.18% · 30 years

Loan amount
$381,463
Total interest
$548,835
Paid off in
November 2056

Includes $6,561 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,216 a month

  • Tight

    $2,216 to $2,850 a month

  • Hard

    more than $2,850 a month

    Your payment · 42%

Compared with the typical household income in Horsham ($94,987 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,287
Principal & interest$2,584
Property tax$369
Home insurance$162
FHA mortgage insurance (MIP)$172

You need at least $13,598 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

Horsham and Montgomery County

Horsham 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).

Horsham's own numbers

Typical home value
$388,500
Typical monthly rent
$1,446
Typical yearly household income
$94,987
Households that own their home
68%
Effective property tax rate
1.14%

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 Horsham

A typical home in Horsham is worth $388,500: 11% below the county and 53% above Pennsylvania. With the typical household income in Horsham ($94,987 a year), a typical home costs 4.1 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.

  • Horsham 4.1 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

Horsham 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
  • Horsham $388,500
  • Montgomery $436,700
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • Horsham $1,446
  • Montgomery $1,683
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • Horsham $94,987
  • Montgomery $113,915
  • Pennsylvania $77,971
  • United States $80,734
See the full table
Horsham next to Montgomery County and Pennsylvania
Measure Horsham Montgomery County Pennsylvania U.S.
Typical home value $388,500 $436,700 $254,500 $332,700
Typical monthly rent $1,446 $1,683 $1,209 $1,413
Typical yearly household income $94,987 $113,915 $77,971 $80,734
Households that own their home 68% 71% 69% 65%
Typical yearly property tax $4,422 $5,875 $3,311 $3,119
Effective property tax rate 1.14% 1.35% 1.3% 0.94%
Renters with high rent for their income 43% 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 Horsham

For a typical $388,500 home in Horsham, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Horsham's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,287a month

    Least cash to close
    Down payment
    $13,598
    Cash to close
    $25,253
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $172

  • Conventional, 5% down $3,216a month

    Down payment
    $19,425
    Cash to close
    $31,080
    Rate
    7.18%
    Mortgage insurance
    PMI · $185

  • Conventional, 20% down, no PMI $2,636a month

    Down payment
    $77,700
    Cash to close
    $89,355
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,996a month

    Down payment
    $58,275
    Cash to close
    $69,930
    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 Horsham and for Montgomery County.

Property tax

Effective rate in Horsham

1.14%of the home’s value each year

$4,422 a year for the typical owner in Horsham.

  • Horsham 1.14%
  • 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 Horsham

Typical rent in Horsham is $1,446 a month: 14% below the county. In Horsham, 43% 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 Horsham

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Horsham has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,820 in 19044 to $2,170 in 19040.

1 of the 2 is above the fair market rent for Montgomery County ($1,860).

  • 19040 $2,170$2,590
  • 19044 $1,820$2,170

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Horsham 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 Horsham

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 Horsham

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

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near Horsham

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

  • Bucks County Housing Group

    626 Jacksonville Rd, Warminster · 6 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (215) 394-8259

  • 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

  • Credit Counseling Center DBA myWaypoint

    832 Second Street Pike, Richboro · 7 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (215) 348-8003

Every agency in Montgomery County All counseling agencies in Pennsylvania

Help in Spanish near Horsham

2 of the 3 agencies on this list say they serve 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 Horsham

HUD’s record names them for Horsham 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 Horsham, 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 Horsham.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Horsham

Short answers with the numbers for Horsham 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 Horsham?

The typical home value in Horsham is $388,500, 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 Horsham?

Typical rent in Horsham is $1,446 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 Horsham?

Horsham 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 Horsham?

The typical homeowner in Horsham pays $4,422 a year, according to the U.S. Census Bureau. That is 1.14% of the home’s value; in Montgomery County, the rate is 1.35%.

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

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).