135,000 people moved to Delaware County, PA in 2026.
Here's Why — And Whether It Makes Sense For You.
I'm Johnny Durnell. I sell real estate in Wallingford and Delaware County, PA — and I've watched the migration from New Jersey, New York, and Connecticut accelerate every single year. This guide covers the real numbers: taxes, schools, neighborhoods, commute, and cost of living. No fluff. Just what you need to decide if Delco is the move.
Who's Actually Making This Move (And Why It's Accelerating)
Three profiles dominate the inbound traffic. See yourself yet?
The Family Upgrader
- Origin:
- NJ, NY, CT
- Age:
- 35–50
- Budget:
- $450K–$700K
- Driver:
- Lower property taxes + top-rated schools
Saving $4,900–$8,000/year on taxes vs. NJ — every year.
The Remote Worker
- Origin:
- NY, CA, MA
- Age:
- 28–40
- Budget:
- $350K–$550K
- Driver:
- Space, affordability, community
Work from anywhere. Stop paying Manhattan rent for a studio.
The Empty Nester
- Origin:
- NY, NJ, CT
- Age:
- 55–70
- Budget:
- $400K–$700K
- Driver:
- Tax relief, downsizing, healthcare, community
Fixed income goes further when your tax bill drops $5K a year.
If you see yourself in any of these profiles — keep reading. The numbers get interesting fast.
The Numbers Nobody Puts On One Page
Here's what actually changes when you move from NJ or NY to Delaware County, PA.
| Category | Your State (NJ) | Delaware County, PA |
|---|---|---|
| Average Property Tax Rate | 2.49% | ~1.60% |
| Annual Tax on $500K Home | ~$12,450 | ~$8,000 avg |
| State Income Tax | 5.53–10.75% | 3.07% flat |
| Median Home Price | $520K | $380K–$520K |
| SEPTA Commute to Philly | N/A | 20–35 min |
| Sq Ft at Median Price | ~1,600 sf | ~2,200–2,800 sf |
Tax figures are averages and vary by municipality. Always verify current rates for specific properties. This is not financial or tax advice.
On a $500K home, the average NJ buyer saves $4,000–$8,000 annually in property taxes alone by moving to Delaware County. Over 10 years, that's $40K–$80K back in your pocket.
Delaware County Has 49 Municipalities. Here Are the Ones People Are Actually Choosing.
Each town has a different vibe, price point, and school district. Here's how to think about them.
Wallingford
"The sweet spot."
- Price
- $450K–$850K
- Schools
- Wallingford-Swarthmore (top-rated)
- Vibe
- Established, walkable, community-oriented
Walk to Wallingford Swim & Racquet Club. SEPTA access. Half-acre lots at this price point.
Swarthmore
"College town energy. Suburban stability."
- Price
- $500K–$900K
- Schools
- Wallingford-Swarthmore (top-rated)
- Vibe
- Intellectual, walkable, tight-knit
Swarthmore College campus. Walkable downtown. One of Delco's most sought-after zip codes.
Media
"Best small town in the Philadelphia suburbs."
- Price
- $380K–$700K
- Schools
- Rose Tree Media
- Vibe
- Charming, social, restaurant scene
"Every Friday" street festival. Trolley line. State Street dining district.
Haverford / Havertown
"Space, schools, and value."
- Price
- $400K–$750K
- Schools
- Haverford Township (top-rated)
- Vibe
- Classic suburban, family-oriented
One of the largest township parks in Delco. Strong school reputation. Easy SEPTA access.
Newtown Square
"More land. More privacy. Still close to everything."
- Price
- $550K–$1.2M+
- Schools
- Marple Newtown / Radnor (varies)
- Vibe
- Spacious, upscale, newer construction
Larger lots. Custom homes. Golf courses. Growing dining and retail corridor.
Radnor / Wayne
"Main Line prestige. Delaware County value."
- Price
- $650K–$1.5M+
- Schools
- Radnor Township (#1 in PA)
- Vibe
- Prestigious, polished, executive-level
Radnor Township School District rated #1 in Pennsylvania. Wayne downtown. Train access.
Schools in Delaware County — What the Rankings Actually Mean
This is the #2 reason families choose Delco over staying in NJ or NY. Here's what you actually need to know.
Wallingford-Swarthmore School District
Highly Rated- Coverage
- Wallingford, Swarthmore, Morton
- Highlights
- Strong AP program, above-average test scores, competitive college placement
- Home Price Range
- $450K–$900K
Haverford Township School District
Top 10 in Delaware County- Coverage
- Haverford, Havertown, Llanerch
- Highlights
- Award-winning arts and athletics programs, strong community involvement
- Home Price Range
- $380K–$750K
Radnor Township School District
#1 in Pennsylvania (statewide)- Coverage
- Radnor, Wayne, St. Davids
- Highlights
- Highest college acceptance rates in the region, nationally recognized academic programs
- Home Price Range
- $650K–$1.5M+
Rose Tree Media School District
High-performing- Coverage
- Media, Middletown Township
- Highlights
- Strong STEM programs, well-funded arts, competitive athletics
- Home Price Range
- $380K–$700K
School district boundaries don't always follow town lines — a specific street in Wallingford can be in a different district than the next street over. Before you fall in love with a house, verify the exact district. I check this for every buyer I work with.
The Commute Question — Answered Honestly
SEPTA Regional Rail
20–35 minutes to Center City Philadelphia
The Media/Wawa line runs directly through Wallingford, Swarthmore, and Media. Most towns covered in this guide have walkable or short-drive access to a SEPTA station. Monthly passes run $150–$200. No parking garage. No toll roads. No bridge traffic.
Stations
Driving
15–30 min by car, depending on town
I-476 (Blue Route) and I-95 connect Delaware County to Center City and the airport. Rush hour adds time, especially on 476. If you're remote-first or hybrid, the drive question matters less — and that's exactly why remote workers are choosing Delco over staying in their home state.
Get the Complete Delaware County Relocation Guide — Free
I'll send you the full PDF guide covering everything on this page plus: a neighborhood comparison matrix, current listings matching your criteria, school district boundary maps, and my personal recommendations based on your budget and lifestyle.
Why take this from me specifically?
Because I actually live and work here. I'm not running ads to buyers I'll never meet. I post raw property walkthroughs on my phone, I give you the real numbers even when they're not what you want to hear, and I've been watching the NJ and NY migration into Delaware County accelerate every year. I know which streets get morning sun, which school district boundary cuts through which cul-de-sac, and which neighborhoods are quietly appreciating while nobody's paying attention. That's what I bring to this.