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City · 14,131 residents · Montgomery County, Pennsylvania

Willow Grove , Pennsylvania

In Willow Grove, a typical home is worth $357,300 and typical rent is $1,765 a month. Compared with all of Montgomery County, the typical home value is 18% lower, typical household income is 14% lower, and the share of households that own their home is 7 points lower.

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  • Typical home value

    $357,300

    18% below the county

    40% above Pennsylvania

    • Willow Grove
    • Montgomery
    • Pennsylvania

  • Typical rent

    $1,765a month

    5% above the county

    46% above Pennsylvania

    • Willow Grove
    • Montgomery
    • Pennsylvania

  • Typical household income

    $98,064a year

    14% below the county

    26% above Pennsylvania

    • Willow Grove
    • Montgomery
    • Pennsylvania

  • Households that own their home

    64%

    7 points below the county

    5 points below Pennsylvania

    • Willow Grove
    • Montgomery
    • Pennsylvania

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

Market now, with Zillow data

Zillow data
Typical home value
$413,710
1.9% more than 12 months ago
Typical rent
$2,241 a month
4.4% more than 12 months ago

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

Willow Grove 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 Willow Grove apart

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

  1. Nearby, in Glenside, the typical rent is $1,431: 19% less than in Willow Grove ($1,765).

  2. The typical home in Willow Grove is worth $357,300, 18% less than in Montgomery County as a whole ($436,700).

  3. 64% of households in Willow Grove own their home, against 71% in Montgomery County.

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

The homes here

Housing in Willow Grove

What homes there are in Willow Grove, 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

The detached house rules in Willow Grove: 59% of homes, more than in Montgomery County (53%).

Year built

The typical home in Willow Grove was built in 1958, 13 years before the typical one in Montgomery County.

There are fewer big homes in Willow Grove than in Montgomery County: 59% have 3 bedrooms or more, against 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

$2,170 a month

Montgomery County: $2,441 a month

Without a mortgage

$811 a month

Montgomery County: $936 a month

Owners with a mortgage

70%

Montgomery County: 66%

The typical cost for an owner with a mortgage in Willow Grove is $2,170 a month, less than in Montgomery County ($2,441); without one, $811.

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 Census does not compare Willow Grove with 2015–2019 because its boundaries changed. In Montgomery County, over that time, the typical home value rose 38%.

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

MeasureWillow GroveMontgomery 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 2.542.522.392.53
Drive alone 66%64%68%69%
Carpool 7%6%8%9%
Public transit 2%3%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 Willow Grove has 2.54 people on average.

To get to work, 66% of workers in Willow Grove 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 Willow Grove?

A typical home costs more than the typical income allows

We start with a typical home in Willow Grove, worth $357,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Willow Grove, which is $98,064 a year. For that payment to be 28% of income, a household would need to earn about $134,022 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 Willow Grove. 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 $12,506 (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

$3,127

at 7.18% · 30 years

Loan amount
$350,828
Total interest
$504,759
Paid off in
November 2056

Includes $6,034 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,288 a month

  • Tight

    $2,288 to $2,942 a month

  • Hard

    more than $2,942 a month

    Your payment · 38%

Compared with the typical household income in Willow Grove ($98,064 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,127
Principal & interest$2,377
Property tax$444
Home insurance$149
FHA mortgage insurance (MIP)$158

You need at least $12,506 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

Willow Grove and Montgomery County

Willow Grove 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).

Willow Grove's own numbers

Typical home value
$357,300
Typical monthly rent
$1,765
Typical yearly household income
$98,064
Households that own their home
64%
Effective property tax rate
1.49%

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 Willow Grove

A typical home in Willow Grove is worth $357,300: 18% below the county and 40% above Pennsylvania. With the typical household income in Willow Grove ($98,064 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.

  • Willow Grove 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

Willow Grove 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
  • Willow Grove $357,300
  • Montgomery $436,700
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • Willow Grove $1,765
  • Montgomery $1,683
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • Willow Grove $98,064
  • Montgomery $113,915
  • Pennsylvania $77,971
  • United States $80,734
See the full table
Willow Grove next to Montgomery County and Pennsylvania
Measure Willow Grove Montgomery County Pennsylvania U.S.
Typical home value $357,300 $436,700 $254,500 $332,700
Typical monthly rent $1,765 $1,683 $1,209 $1,413
Typical yearly household income $98,064 $113,915 $77,971 $80,734
Households that own their home 64% 71% 69% 65%
Typical yearly property tax $5,323 $5,875 $3,311 $3,119
Effective property tax rate 1.49% 1.35% 1.3% 0.94%
Renters with high rent for their income 46% 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 Willow Grove

For a typical $357,300 home in Willow Grove, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Willow Grove's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,127a month

    Least cash to close
    Down payment
    $12,506
    Cash to close
    $23,225
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $158

  • Conventional, 5% down $3,062a month

    Down payment
    $17,865
    Cash to close
    $28,584
    Rate
    7.18%
    Mortgage insurance
    PMI · $170

  • Conventional, 20% down, no PMI $2,529a month

    Down payment
    $71,460
    Cash to close
    $82,179
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,859a month

    Down payment
    $53,595
    Cash to close
    $64,314
    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 Willow Grove and for Montgomery County.

Property tax

Effective rate in Willow Grove

1.49%of the home’s value each year

$5,323 a year for the typical owner in Willow Grove.

  • Willow Grove 1.49%
  • 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 Willow Grove

Typical rent in Willow Grove is $1,765 a month: 5% above the county. In Willow Grove, 46% 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 Willow Grove

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Willow Grove is in ZIP code 19090.

For 2 bedrooms it is $2,050: $190 more than the fair market rent for Montgomery County ($1,860).

  • 19090 $2,050$2,440

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

HUD lists 4 buildings with rents for lower incomes in Willow Grove. These are the largest.

  • Crest Manor Scattered Sites, Willow Grove 19090 46 low-income homes · 1 bd: 12 · 2 bd: 12 · 3 bd: 14 · 4 bd: 8 · In service since 2016 · For families
  • Ken-Crest Pa 2002 1 Ellis Rd, Willow Grove 19090 13 low-income homes · For people with disabilities (610) 825-4127
  • Crest Manor (REHAB) 1713 Prospect Ave, Willow Grove 19090 30 homes, 12 low-income · Run by Montgomery County Housing Authority · Average payment: $1,065 a month (610) 275-5720
  • Crest Manor 1601A Franklin Ave, Willow Grove 19090 16 homes, 12 low-income · Run by Montgomery County Housing Authority · Average payment: $452 a month · Average wait: 119 months (610) 275-5720

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

Free help

Help to buy or rent in Willow Grove

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.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Willow Grove

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

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near Willow Grove

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

  • CCCS of Delaware Valley, Inc. DBA Clarifi

    101 Greenwood Avenue, Jenkintown · 4 miles away · Spanish

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

  • West Oak Lane Community Development

    1624 E Wadsworth Ave, Philadelphia · 5 miles away

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

  • Bucks County Housing Group

    626 Jacksonville Rd, Warminster · 7 miles away

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

Every agency in Montgomery County All counseling agencies in Pennsylvania

Help in Spanish near Willow Grove

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 Willow Grove

HUD’s record names them for Willow Grove 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 Willow Grove, 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 Willow Grove.

All guides
A mother and her daughters smile together on a mountain trail with a snowy peak behind them.

Questions

Housing questions about Willow Grove

Short answers with the numbers for Willow Grove 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 Willow Grove?

The typical home value in Willow Grove is $357,300, 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 Willow Grove?

Typical rent in Willow Grove is $1,765 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 Willow Grove?

Willow Grove 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 Willow Grove?

The typical homeowner in Willow Grove pays $5,323 a year, according to the U.S. Census Bureau. That is 1.49% of the home’s value; in Montgomery County, the rate is 1.35%.

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

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).