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Blue Bell, PA
Blue Bell · PA 19422
Updated October 31, 2026 · Would You Live There?
Good for now
Verdict
$1.2M
Median Price
5/100
Walk Score
6/10
Schools
36 min
to Philadelphia, PA
Score Breakdown
FAffordability
28/100
ASafety
92/100
CSchools
60/100
B+Quietness
80/100
B-Commute
70/100
FWalkability
5/100
WYLT Score56/100
Our Take
Blue Bell offers top-rated schools, a quiet suburban feel, and a 36‑minute commute to Philadelphia, making it a solid choice for families and professionals. The high cost of homes and the flood‑zone risk mean you’ll need to budget carefully. It’s a livable place with many positives but not a bargain.
B.
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The Good
- ✓Highly rated public schools with strong college‑prep focus
- ✓Affluent community with strong local economy and high median income
- ✓Short, direct commute to downtown Philadelphia
- ✓Scenic suburban environment with parks and green space
Real Talk
- !Very high home prices and rising property values
- !Limited local dining and entertainment options
- !No reliable public transit options—car is essential
- !High flood risk (Flood Zone A) requiring extra insurance
- $Elevated property taxes typical of Montgomery County
- $Flood‑plain insurance premiums
- $Potential HOA or community association fees
Best For
Families with school‑focused childrenHigh‑income professionals working in PhiladelphiaSuburban lifestyle seekersOutdoor and nature enthusiasts
Risk Snapshot
Flood riskHigh
Violent crimeLow
Property crimeLow
Air qualityGood
Price volatilityModerate
Crime & Safety
Blue Bell, PA
A
Safety grade
Safety score92 / 100
High riskVery safe
⚠️Violent Crime
Low1.6incidents / 1,000 residents / yr
0Natl avg (3.7)11+
57% safer than the national average
🔒Property Crime
Low9.8incidents / 1,000 residents / yr
0Natl avg (19.5)59+
50% safer than the national average
Verify with real-time data
City-Data stats →From Residents
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