Moving to the suburbs (communitable and good schools)

**shirlock1** · 08-03-2012, 03:02 PM

We are starting to look at counties around Philly and wanted to get some data on taxes. l figure our budget is in the 5-600K range. We have two infants and want to plan on good schools. We will be communiting to HUP around 38th and Market. Saw a killer house in langhorn up north but then the communte would be down 95 and the radio traffic reports sound horrible. I have heard that taxes are higher over in the Media area, is that right? Any thoughts on this. We also have relatives in the NJ area just south of Woodbury so that is a consideration as well. We are fed up with downtown living and want be be more into the suburbs, but we still like walkability.

**Giavella Water** · 08-03-2012, 03:07 PM

Originally Posted by shirlock1

We are starting to look at counties around Philly and wanted to get some data on taxes. l figure our budget is in the 5-600K range. We have two infants and want to plan on good schools. We will be communiting to HUP around 38th and Market. Saw a killer house in langhorn up north but then the communte would be down 95 and the radio traffic reports sound horrible. I have heard that taxes are higher over in the Media area, is that right? Any thoughts on this. We also have relatives in the NJ area just south of Woodbury so that is a consideration as well. We are fed up with downtown living and want be be more into the suburbs, but we still like walkability.

Pick an older more established township so your taxes are manageable. New developments will rock you in the wallet.

**LUCas** · 08-03-2012, 04:01 PM

The main line which includes Media, in general, has higher property taxes than other areas. NJ has the highest in the country. But it really varies from community to community and when you're house shopping, the RE prop taxes will be listed. Any $600k house anywhere is going to have pretty high taxes. On the plus side, areas with lower taxes also typically have cheaper real estate. So you'll save in both places. NJ is excellent for commuting via PATCO and has some decent walkable towns like Collingswood (I'll reserve my personal opinions about NJ in general).

You might want to check out Glenside, Elkins Park, Jenkintown, etc. (north of the city) for reasonable train commuting and housing prices. Glenside probably has the lowest taxes out of that group.

**tsarstruck** · 08-03-2012, 04:20 PM

The University City regional rail tran stop is three blocks from HUP. The Media/Elwyn line goes to it, as do the West Trenton (which would include Yardley), Fox Chase (usually, but not all trains), the Airport, and Wilmington lines (god, why the F did Septa remove the R designations again?). Honestly, given the shortness of the train commute from the Media line, that's probably your best bet. Your time has to be worth _something_ after all.

I don't really know much about Media area taxes (I'm from Media, but not something you really talk about growing up), but the tradeoff for (if they are) higher taxes for a nice town, shorter commute, and the ability to take the train seem like a slam dunk.

But even if you don't take the train, which I'd recommend, don't estimate the cost of commuting versus taxes. The difference in commuting from Langorne to HUP vs. Media is about $3,000 a year (difference of 13 miles each way, using the gov't reimbursement rate).

**PhilaCap** · 08-03-2012, 04:39 PM

Check out Wallingford or Swarthmore.

PS

Media is not on the main line.

**LUCas** · 08-03-2012, 04:43 PM

Originally Posted by PhilaCap

Media is not on the main line.

Doh. Right. I was thinking Malvern.

**Jelly Roll** · 08-03-2012, 05:17 PM

Originally Posted by LUCas

The main line which includes Media, in general, has higher property taxes than other areas. NJ has the highest in the country. But it really varies from community to community and when you're house shopping, the RE prop taxes will be listed. Any $600k house anywhere is going to have pretty high taxes. On the plus side, areas with lower taxes also typically have cheaper real estate. So you'll save in both places. NJ is excellent for commuting via PATCO and has some decent walkable towns like Collingswood (I'll reserve my personal opinions about NJ in general).

You might want to check out Glenside, Elkins Park, Jenkintown, etc. (north of the city) for reasonable train commuting and housing prices. Glenside probably has the lowest taxes out of that group.

The bolded part is not true in NJ if you are looking at the tax rate and not the tax bill.
If you are looking on the Jersey side I would recomment Haddonfield over Collingswood as the schools are better and your effective tax rate is going to be lower. And by lower you should expect to pay about 2.5% of market value in real estate taxes per year. So 600k would be around 15k in taxes per year. I think Moorestown would also be somewhere to look as the commute should not be to bad and it has the lowest taxes (around 1.9% of market value) and best schools out of all the NJ towns.

**Sycamore** · 08-03-2012, 05:34 PM

I would look in Media Borough. Lower taxes than the rest of the district.

Wallingford-Swarthmore has the highest taxes around, but one of the best school districts.

**LUCas** · 08-03-2012, 05:47 PM

Originally Posted by Jelly Roll

So 600k would be around 15k in taxes per year.

Wow.

**Sycamore** · 08-03-2012, 06:25 PM

Very close to that in Swarthmore too.

**thegreattwizz** · 08-04-2012, 10:58 AM

Originally Posted by LUCas

Wow.

That $15k on 600k is LOW by NJ standards. I know of 3-400k homes that pay 15k+ right over the bridge.

Stay in PA, you'll regret moving to NJ.

**Peter Devereaux** · 08-04-2012, 01:01 PM

Originally Posted by shirlock1

We are starting to look at counties around Philly and wanted to get some data on taxes. l figure our budget is in the 5-600K range. We have two infants and want to plan on good schools. We will be communiting to HUP around 38th and Market. Saw a killer house in langhorn up north but then the communte would be down 95 and the radio traffic reports sound horrible. I have heard that taxes are higher over in the Media area, is that right? Any thoughts on this. We also have relatives in the NJ area just south of Woodbury so that is a consideration as well. We are fed up with downtown living and want be be more into the suburbs, but we still like walkability.

Have you considered Mt. Airy or Chestnut Hill? The neighborhood schools are good, the property taxes are much lower, and you can walk around Germantown Ave. You may be afford to Penn Charter or Chestnut Hill Academy, if you don't want to use the public schools up there. They are good, though.

**ArcticSplash** · 08-05-2012, 08:47 AM

Ardmore is among the oldest burbs, the prices are in your range, it is very commutable (closer to HUP and shorter train commute than Media), it's also walkable and very leafy. Schools are good. Lots of old houses with plenty of room.

If you plan on having more than 2 cars though it can be a pain depending on where you're looking. Short driveways and no driveways depending on where you are. Some properties have long (but narrow) stretch driveways, other properties have just street parking but there's plenty of it.

**Cro Burnham** · 08-05-2012, 11:14 AM

Originally Posted by Sycamore

Very close to that in Swarthmore too.

our friends in swarthmore bought a $300k house and pay an amazing $18k in re tax.

**Sycamore** · 08-05-2012, 11:59 AM

That's impossible

**hammersklavier** · 08-05-2012, 09:19 PM

Have you thought about the more affluent parts of the Northeast? Fox Chase, Burholme, Lawndale and Lawncrest, or Wissinoming, Torresdale, Tacony, Mayfair, or Holmesburg? Still close to the train to get to HUP, and in nice walkable 'hoods, and extremely roomy to boot.

NJ's property taxes are something else. I'd advise not going there at all; there are plenty of places on the PA side where you can get a decent K-12 education with less property taxes. Ambler, for example.

**MariusPontmercy** · 08-05-2012, 10:39 PM

Originally Posted by hammersklavier

Have you thought about the more affluent parts of the Northeast? Fox Chase, Burholme, Lawndale and Lawncrest, or Wissinoming, Torresdale, Tacony, Mayfair, or Holmesburg? Still close to the train to get to HUP, and in nice walkable 'hoods, and extremely roomy to boot.

NJ's property taxes are something else. I'd advise not going there at all; there are plenty of places on the PA side where you can get a decent K-12 education with less property taxes. Ambler, for example.

I second Torresdale. Really great neighborhood and a very easy commute to Center City via highway or train. There's good private/parochial/charter schools around that area too.

**PhilaCap** · 08-06-2012, 08:50 AM

I have a budget of 600K and I'm looking to buy a house in Lawncrest.

**Brian616** · 08-06-2012, 10:37 AM

I think the OP meant Presby, since they said 38th and Market. Therefore, why not Ardmore/Wynnewood up Lancaster? You could take the NHSL to the El, and get off on 40th St.

**Naveen** · 08-06-2012, 11:29 AM

Originally Posted by shirlock1

We are starting to look at counties around Philly and wanted to get some data on taxes. l figure our budget is in the 5-600K range. We have two infants and want to plan on good schools. We will be communiting to HUP around 38th and Market. Saw a killer house in langhorn up north but then the communte would be down 95 and the radio traffic reports sound horrible. I have heard that taxes are higher over in the Media area, is that right? Any thoughts on this. We also have relatives in the NJ area just south of Woodbury so that is a consideration as well. We are fed up with downtown living and want be be more into the suburbs, but we still like walkability.

Walkability in the suburbs? Good luck. The Main Line is probably your best bet. But even then, it's not great unless you live close to Lancaster Ave.

But if you're looking for isolated cul-de-sac living where your main contact with your neighbors his waving to them from you driveway then you'll have to look farther out and forget about walkability all together. (Also, if either of you run/cycle outdoors, this is a big consideration. The farther out you go, the newer the communities generally, which means less sidewalks and therefore safety from cars.)

Originally Posted by thegreattwizz

That $15k on 600k is LOW by NJ standards. I know of 3-400k homes that pay 15k+ right over the bridge.

Stay in PA, you'll regret moving to NJ.

+1. As everyone has said, RE taxes in NJ are ridiculous. Like, almost criminally so. I have no idea why people own homes there unless they actually work in Jersey too. I think anyone who works in Philly should stay in PA.

Originally Posted by Peter Devereaux

Have you considered Mt. Airy or Chestnut Hill? The neighborhood schools are good, the property taxes are much lower, and you can walk around Germantown Ave. You may be afford to Penn Charter or Chestnut Hill Academy, if you don't want to use the public schools up there. They are good, though.

This is actually what I'd recommend. Very walkable, good trains and short commute to CC and UC. Even after AVI you'll have lower RE taxes, and I believe the Northwest is more accurately assessed than other parts of the city so you won't get as big of a hit when the increase comes. You'll still be in close proximity of good restaurants and shopping, while still having a less dense, green and clean suburban feel.

Also, I'd throw in the Lower Northwest, meaning East Falls and Roxborough. In EF there is a big effort underway to improve the public elementary, with a new principal and local parental involvement. Morevoer, the Lower Northwest is changing as more and more professional couples choose to settle down here and raise families. EF feels full of thirty-something professionals with young children. And it's a beautiful neighborhood.

I know less about the schools in Roxborough, but other than that I'd say at least look there. Roxborough is less picaresque than East Falls, but still very nice as well. Lots of green space and clean, less walkable in parts (especially Andorra), but still good for cars. I know people who live in Roxborough and drive into CC every day; they say it's actually not bad at all.

Seriously, if you're working in the city and paying the wage tax, you're probably better off staying in Philadelphia County. Take a good look at the Northwest before deciding to opt out of Philadelphia County altogether.