Best Philadelphia Suburbs To Live For 2020


We analyzed over 91 places around Philadelphia to identify the most in demand places to live.

Editor’s Note: Data has been updated for 2020. This is our sixth time ranking the best Philadelphia suburbs.

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Big city living isn't for everyone--but at the same time, urban areas certainly have their perks.

There's the culture, the food, the arts, the food, the energy, and you know, the food. But there are drawbacks. There's traffic, expensive parking, expensive housing--pretty much, expensive everything, depending on which big city you're looking at.

But that's where the suburbs come in--they have all of the benefits of being near big cities, without actually having to be big cities.

Of course, not all suburbs of Philadelphia are created equally, which is precisely why we set out to find the best ones. So without further ado...

What's the best suburb of Philadelphia? Narberth ranks as the best suburb of Philadelphia for 2020 based on the most recent Census and FBI data. If you happen to be a resident of Narberth, you're probably not too surprised to find it on the top our list.

We'll tell you what makes each of these 10 Philadelphia 'burbs better than the rest--but first, a bit about our methodology.

Note: This result may differ from our state wide data as we did not include commute times and crime for this analysis to allow for a larger selection of suburbs.
Or feel free to check out some more reading about Pennsylvania:

The 10 Best Philadelphia Suburbs To Live For 2020

Narberth, PA

Source: Public domain
Overall SnackAbility

10
/10

Population: 4,350
Rank Last Year: 1 (No Change)
Median Income: $106,379
Unemployment Rate: 4.4%
Poverty Rate: 2.8%
More on Narberth: Real Estate | Data | Photos

Narberth is always mentioned as one of the best suburbs in the Philadelphia area. We'll tell you the good about "Awesome Narberth."

Everyone here is rich; families average $106,379 a year, which is the 7th highest in the Philadelphia region. And only 4.38% are out of work. Homes average more than $477,300 each.

Haddonfield, NJ

Source: Public domain
Overall SnackAbility

10
/10

Population: 11,369
Rank Last Year: 2 (No Change)
Median Income: $145,850
Unemployment Rate: 2.5%
Poverty Rate: 1.7%
More on Haddonfield: Real Estate | Data | Photos

Haddonfield is the second best 'burb we looked at near Philadelphia for 2020.

It ranks 1st for incomes in the area and only 1.3% of residents lack insurance, good for 3rd best.

Conshohocken, PA

Source: Public domain
Overall SnackAbility

10
/10

Population: 8,010
Rank Last Year: 4 (Up 1)
Median Income: $85,861
Unemployment Rate: 3.1%
Poverty Rate: 7.8%
More on Conshohocken: Real Estate | Data | Photos

Here in Conshohocken, it's really safe, and residents are just about as rich as you'll see in the Philadelphia metro area.

The bad side? Schools are more crowded, and the cost of living puts a large part of the city out of reach for most families.

But price is based on demand and a lot of people want to live in Conshohocken.

Pennington, NJ

Source: Public domain
Overall SnackAbility

10
/10

Population: 2,527
Rank Last Year: 9 (Up 5)
Median Income: $127,500
Unemployment Rate: 3.9%
Poverty Rate: 5.3%
More on Pennington: Real Estate | Data | Photos

Pennington ranks as the 4th best suburb of Philadelphia for 2020.

You won't find many better places to raise your kids in the region than in Pennington and the schools are some of the best around.

Overall SnackAbility

10
/10

Population: 2,225
Rank Last Year: 5 (No Change)
Median Income: $122,159
Unemployment Rate: 1.2%
Poverty Rate: 2.8%
More on Wenonah: Real Estate | Data

Coming in as the fifth best is Wenonah.

Wenonah gets kudos for having the 20th most expensive homes in the Philadelphia area, where houses sell for an average of $273,700. However, the cost of living here is among the highest in the area.

Collegeville, PA

Overall SnackAbility

10
/10

Population: 5,170
Rank Last Year: 6 (No Change)
Median Income: $110,921
Unemployment Rate: 4.1%
Poverty Rate: 1.3%
More on Collegeville: Real Estate | Data | Photos

Collegeville is proud of its 6th place finish on this list. And here's why.

Most residents have great jobs and the unemployment rate sits at 4.06% which is 19th best in the area.

According to online reports, Collegeville is quickly becoming one of the more affluent suburbs in the Philadelphia area, meaning you need to get in soon.

Yardley, PA

Overall SnackAbility

9
/10

Population: 2,472
Rank Last Year: 8 (Up 1)
Median Income: $78,781
Unemployment Rate: 3.3%
Poverty Rate: 1.6%
More on Yardley: Real Estate | Data | Photos

The 7th best suburb on our list goes to Yardley.

Yardley schools are some of the best in the region, and crime is really low. The cost of living makes it a lot more desirable for many families, especially first-time home buyers.

And, it's only 22.3 miles to downtown, which is a good thing.

Swarthmore, PA

Source: Public domain
Overall SnackAbility

10
/10

Population: 6,304
Rank Last Year: 3 (Down 5)
Median Income: $109,648
Unemployment Rate: 5.8%
Poverty Rate: 4.5%
More on Swarthmore: Real Estate | Data | Photos

Swarthmore is growing quickly, and for a good reason. Crime is far below average, and most residents are gainfully employed. Even the cost of living is reasonable.

A solid 2.48% of people lack insurance, good for 8th in the area.

Chalfont, PA

Overall SnackAbility

6
/10

Population: 4,125
Rank Last Year: 7 (Down 2)
Median Income: $103,162
Unemployment Rate: 3.6%
Poverty Rate: 3.0%
More on Chalfont: Real Estate | Data | Photos

Is 'Everything Better In Chalfont?'

Almost.

It placed 9th on our list thanks to the fact that it's really expensive to live here, but the schools are great, so you get what you pay for in that regard.

North Wales, PA

Overall SnackAbility

9
/10

Population: 3,260
Rank Last Year: 19 (Up 9)
Median Income: $86,583
Unemployment Rate: 4.5%
Poverty Rate: 6.4%
More on North Wales: Real Estate | Data | Photos

And rounding out the top ten for 2020 is North Wales.

This city is far above average in every category, and the best part? It's far more affordable than the other cities listed above. So, you get a big bang for your buck here.

How We Determined The Best Suburbs Around Philadelphia for 2020

Figuring out the best suburbs around Philadelphia was pretty simple; we just needed to list several things that people like, and then find out which cities have the most of those things.

We threw a lot of criteria at this one in order to get the best, most complete results possible:

  • Low unemployment rate
  • High Median household incomes
  • Population density (lots of things to do)
  • High home values
  • A lot of college educated people
  • Low poverty
  • High rate of insured families

Then we used the newest American Community Survey data for 2014-2018 to research each suburb.

FYI: We defined a suburb as being within 30 miles of Philadelphia.

Additionally, we limited the analysis to places that have over 2,000 people. This left us with a grand total of 92 suburbs to evaluate around Philadelphia.

We ranked each place with scores from 1 to 92 in each category, where 1 was the "best.

Next, we averaged the rankings for each place to create a quality of life index.

And finally, we crowned the city with the best quality of life index the "Best Suburb near Philadelphia." We're lookin' at you, Narberth. You can download the data here.

Read on below to learn more about what it's like to live in the best of the best. Or skip to the end to see the list of all the suburbs ranked from best to worst.

Welcome to the Best Philadelphia 'Burbs of 2020

We said it once and we'll say it again--life in the big city isn't for everyone. At least not all the time.

So if you're hankering for some of the amenities of a larger city like Philadelphia, but don't want to deal with the drawbacks, one of these suburbs might just be for you.

For more Pennsylvania reading, check out:

Detailed List Of The Best Philadelphia Suburbs

Rank City Population Median Income
1 Narberth, PA 4,350 $106,379
2 Haddonfield, PA 11,369 $145,850
3 Conshohocken, PA 8,010 $85,861
4 Pennington, PA 2,527 $127,500
5 Wenonah, PA 2,225 $122,159
6 Collegeville, PA 5,170 $110,921
7 Yardley, PA 2,472 $78,781
8 Swarthmore, PA 6,304 $109,648
9 Chalfont, PA 4,125 $103,162
10 North Wales, PA 3,260 $86,583
11 Haddon Heights, PA 7,491 $95,230
12 Rockledge, PA 2,537 $65,333
13 New Hope, PA 2,513 $87,153
14 Audubon, PA 8,660 $81,884
15 Ridley Park, PA 7,035 $76,967
16 Medford Lakes, PA 4,031 $109,700
17 Riverton, PA 2,704 $97,112
18 Media, PA 5,423 $71,841
19 Chester Heights, PA 2,630 $88,139
20 Lambertville, PA 3,820 $82,175
21 Perkasie, PA 8,502 $75,824
22 Collingswood, PA 13,912 $70,024
23 Malvern, PA 3,440 $93,906
24 Trappe, PA 3,583 $85,564
25 Hatboro, PA 7,428 $72,342
26 Merchantville, PA 3,726 $70,694
27 Gibbsboro, PA 2,223 $81,940
28 Bordentown, PA 3,840 $72,879
29 Ambler, PA 6,488 $71,081
30 New Britain, PA 2,977 $80,750
31 Oaklyn, PA 3,954 $68,598
32 Morton, PA 2,666 $70,244
33 Norwood, PA 5,890 $77,034
34 Woodbury Heights, PA 2,993 $82,188
35 Barrington, PA 6,741 $75,720
36 Stratford, PA 6,967 $80,233
37 Aldan, PA 4,156 $70,000
38 Glenolden, PA 7,147 $59,274
39 Brookhaven, PA 8,043 $65,068
40 Parkside, PA 2,291 $66,023
41 West Chester, PA 19,888 $58,500
42 Lansdowne, PA 10,628 $54,156
43 Souderton, PA 6,910 $66,028
44 Lansdale, PA 16,579 $65,433
45 Berlin, PA 7,547 $93,261
46 Royersford, PA 4,773 $57,415
47 Telford, PA 4,793 $67,366
48 Hatfield, PA 3,332 $56,098
49 Pitman, PA 8,830 $75,791
50 Bridgeport, PA 4,578 $62,045
51 Phoenixville, PA 16,815 $70,560
52 Sellersville, PA 4,255 $67,792
53 Penndel, PA 3,013 $60,750
54 Palmyra, PA 7,223 $70,714
55 Mount Ephraim, PA 4,607 $63,664
56 East Lansdowne, PA 2,678 $58,966
57 Dublin, PA 2,123 $64,716
58 Runnemede, PA 8,328 $61,859
59 Somerdale, PA 5,407 $70,951
60 Bristol, PA 9,614 $55,313
61 Clayton, PA 8,545 $66,766
62 Swedesboro, PA 2,585 $76,406
63 Westville, PA 4,185 $53,986
64 Folcroft, PA 6,630 $59,641
65 Sharon Hill, PA 5,691 $56,250
66 Clifton Heights, PA 6,680 $46,928
67 Glassboro, PA 19,580 $71,962
68 Yeadon, PA 11,487 $52,968
69 Collingdale, PA 8,790 $52,461
70 Magnolia, PA 4,289 $60,200
71 Wilmington, PA 70,904 $42,854
72 National Park, PA 2,983 $63,828
73 Lawnside, PA 2,897 $65,729
74 Colwyn, PA 2,554 $46,276
75 Beverly, PA 2,348 $50,848
76 Burlington, PA 9,814 $52,063
77 Woodbury, PA 9,929 $53,281
78 Woodlynne, PA 2,915 $42,035
79 Upland, PA 3,304 $46,719
80 Pine Hill, PA 10,443 $53,362
81 Bellmawr, PA 11,415 $54,447
82 Paulsboro, PA 5,937 $41,825
83 Brooklawn, PA 2,023 $63,897
84 Clementon, PA 4,911 $50,500
85 Darby, PA 10,699 $43,406
86 Lindenwold, PA 17,354 $42,124
87 Trenton, PA 83,734 $35,387
88 Camden, PA 74,608 $27,070
89 Chester, PA 33,977 $30,949
90 Eddystone, PA 2,552 $42,075
91 Penns Grove, PA 4,847 $34,500
92 Marcus Hook, PA 2,393 $34,930

How Is Your Town In ?

About Nick Johnson

Nick has been working and writing about real estate for almost ten years. He's written about everything from the best places to live to the most boring places to live.

Nick's the creator of the HomeSnacks YouTube channel that now has over 140,000 subscribers and is an excellent source to learn about different parts of the country.