Insights
Stories about King of Prussia living, custom home design, and the Montgomery County lifestyle — from the desk of Craig Lerch.
Market Update
A data-driven answer to the top King of Prussia buyer question this fall: Redfin's September median near $511,000, 13.5% of 19406 listings carrying price cuts, negative three-month momentum, inventory up sharply, and what it means for your offer.
Buyer Guide
Most King of Prussia homebuyers are local: 73% search to stay in the Philadelphia metro and only 2% of out-of-state buyers search in, with New York the top feeder metro. Here is who is moving to the 19406 ZIP, who is leaving, and why the job base keeps pulling buyers here.
Buyer Guide
A step-by-step guide to buying a home in King of Prussia in 2026: pre-approval, the Pennsylvania Agreement of Sale, inspection and appraisal, closing costs and transfer taxes, and the Upper Merion specifics like no U&O certificate for residential resales.
Market Update
October 2026 market data: median list price near $549,000, 85 homes for sale, homes averaging 42 days on market, and Freddie Mac's 30-year fixed at 7.40%. King of Prussia is still seller-leaning but cooling; here is what the latest numbers mean for buyers.
Lifestyle
King of Prussia scores 36 on Walk Score, car-dependent, with one very walkable Town Center pocket. What buyers should know about SEPTA bus and rail options, the bike trails, and getting around the 19406 ZIP in 2026.
Commute
SEPTA ended development on the King of Prussia Rail extension in 2026 after federal funding fell through, leaving the project on indefinite pause. What that means for the commute and for buyers choosing between King of Prussia and rail-served suburbs.
Buyer Guide
A side-by-side look at renting versus buying in King of Prussia in late 2026: typical 3-bedroom rents, median home prices, monthly ownership costs at 7.40% mortgage rates, Upper Merion property taxes, and the equity math.
Buyer Guide
King of Prussia homes still sell fast, often with multiple offers. A fall 2026 buyer playbook: earnest money in Pennsylvania, escalation clauses with hard caps, the contingencies that still matter, closing costs and transfer taxes, and what sellers actually prioritize.
Buyer Guide
The 19406 ZIP spans Upper Merion and Norristown Area school districts and multiple municipalities, so taxes and school assignments differ by street. What King of Prussia buyers should check before making an offer.
Buyer Guide
A village-by-village guide to King of Prussia and Upper Merion Township for buyers: Gulph Mills, Swedesburg, Swedeland, the Wayne side, the subdivisions to search by name, price ranges by budget, and the 19406 school-boundary catch.
Buyer Guide
A data-driven answer to the top King of Prussia buyer question: which neighborhoods to look at, the 19406 school-boundary catch, Upper Merion schools, commute times, home prices, taxes, and what day-to-day life is like in late 2026.
Area Guide
Netflix House, Eataly, Recharge Park, three new restaurants, a 205-unit apartment approval, and a proposed stadium district. A tour of what is new and changing in King of Prussia in late 2026 and what it means for buyers.
Buyer Guide
A buyer-focused look at the real cost of King of Prussia living: the 19406 cost-of-living index, home prices and rent, Upper Merion property taxes at 36.601 mills, monthly budgets for singles and families, and how it all stacks up for a buyer at 340 Anderson Rd.
Market Update
Freddie Mac put the average 30-year fixed mortgage at 7.40% on October 8, 2026, the highest weekly reading since November 2023. Here is what that means for King of Prussia prices, monthly payments, and your buying strategy.
Buyer Guide
A 2026 King of Prussia price guide: median prices by source, what you can buy at each price point, Montgomery County and PHFA down payment help, and estimated monthly payments at today's mortgage rates.
Commute
No direct rail into King of Prussia, but plenty of ways to move: SEPTA bus routes from the King of Prussia Transit Center, a commuter shuttle to Regional Rail, and fast highway access to Center City, Conshohocken, and the airport.
Area Guide
With top-rated schools, world-class shopping, and Valley Forge National Historical Park at your doorstep, King of Prussia offers a suburban lifestyle that rivals the best — all without the hassle of an HOA.
Design
From reclaimed brick facades to dual waterfall granite islands, every decision in a custom home reflects intent. Here's what separates a designer-built residence from the rest.
Lifestyle
Minutes from Revolutionary War history, a world-class mall, and Center City Philadelphia — 340 Anderson Rd puts you at the crossroads of past and present.
Education
A thorough breakdown of Upper Merion Area School District — elementary through high school — covering academics, extracurriculars, and why it matters for King of Prussia real estate.
Market Insights
An in-depth look at the King of Prussia housing market in 2026 — inventory trends, price points, what buyers are looking for, and why custom homes without HOA restrictions stand out.
Buyer Guide
A data-driven answer to the top King of Prussia home-buying question: current market conditions, price ranges, mortgage rates, first-time buyer programs, schools, and the commute.
Market Update
Fall 2026 market update: median home prices, inventory levels, days on market, mortgage rates, buyer demand, and what it means for buyers and sellers at 340 Anderson Rd.
Area Guide
Discover why homebuyers choose King of Prussia, PA — top-rated Upper Merion schools, the largest mall on the East Coast, Valley Forge National Park, and a 25-minute commute to Philadelphia with no HOA fees.
Buyer Guide
A complete guide for first-time home buyers in Montgomery County, PA — covering down payment assistance programs, the 2026 market, property taxes, school districts, and what to know before making an offer.
Area Guide
Upper Merion Township offers a rich colonial history, King of Prussia's world-class shopping and employment centers, the 3,500-acre Valley Forge National Park, and tax rates that provide strong public services. Here is everything you need to know about living in this Montgomery County community.