Whether you’re ready to move and just searching for the perfect spot, or you need more fuel for your ten year plan dreams, one of these suburbs will tempt you to splurge.
These 10 suburbs come with an extra-high price tag and the lifestyle to match:
1. Berwyn, PA
2. Bryn Mawr, PA
3. Haddonfield, NJ
4. Wyncote, PA
5. Broomall, PA
6. Moorestown-Lenola, NJ
7. Fort Washington, PA
8. Narberth, PA
9. Wyndmoor, PA
10. Penn Wynne, PA
We created this list by researching Philadelphia’s suburbs in terms of the following criteria:
- Cost of living
- Median home value
- Percentage of income spent on rent
- Affordability ratio (median home value divided by median household income)
After a bunch of number crunching using those criteria that we’ll explain at the end, we came up with the following 10 most expensive suburbs.
1. Berwyn
Key Stats:
- Affordability ratio: 5.8
- Cost of living: Fourth highest cost of living
Berwyn residents may pay a premium price, but it comes with premium amenities. The public school system, Tredyffrin-Easttown, is an award-winning district, and SEPTA trains make commuting to Philadelphia a breeze.
Upscale restaurants, like sushi bar and Asian fusion joint Nectar, provide high end culinary treats without a trip into the city.
The biggest con for homebuyers is that Berwyn’s affordability ratio is the second highest of the suburbs we looked at. If you prefer to stay well within your means, finding a home within your budget could be tricky in Berwyn.
2. Bryn Mawr
Key Stats:
- Affordability ratio: 6.6
- Income spent on rent: 50 percent
Though the affordability ratio in Bryn Mawr ranks as first and most expensive, the median home value in this suburb is $336,400, which is significantly lower than many home values on our list.
Theaters, restaurants, and gorgeous architecture are common in this suburb, and the SEPTA train provides easy access to Philadelphia.
Renters probably won’t choose to settle in Bryn Mawr since the median amount of income spent on rent is a whopping 50 percent. Even homebuyers will have to seriously consider their investment in this pricey suburb.
3. Haddonfield
Key Stats:
- Cost of living: Ranked second at 145
- Median home value: $458,100
Haddonfield is part upscale suburb and part quaint and walkable downtown community. An excellent school system and plenty of green space are huge draws for residents.
However, if you’re a homebuyer looking in Haddonfield, you’ll need a hefty down payment. The median home value in this suburb is $458,100, but prices can climb into seven figures.
The median home value may be high, but residents here can afford it with a median household income of 123,601, making the affordability ratio 3.7.
4. Wyncote
Key Stats:
- Income spent on rent: Tied for most expensive at 50 percent
- Cost of living: Ranked eighth highest
Don’t expect any McMansions in this suburb. Tastefully restored Victorian homes add historic character to Wyncote. The affordability ratio ranking for this suburb comes in at 23rd, with a median home value of just 3.4 times the median household income.
Although you can expect to pay a high cost in any of these expensive Philadelphia suburbs, Wyncote renters pay a particularly high price, with an average of 50 percent of their income going toward rent.
5. Broomall
Key Stats:
- Affordability ratio: Ranked fourth highest at 4.8
- Income spent on rent: 36.2 percent
Broomall is conveniently located just 30 minutes by car or 40 minutes by public transportation from Philadelphia, but this quiet suburb with plenty of parks, country clubs, and golf courses sandwiched between the curved streets, has a totally different vibe.
The affordability ratio in Broomall ranks fourth highest, which might mean those mortgage payments seem a little overwhelming some months. However, the cost of living index is one of the more affordable on this list and ranks at 17th.
6. Moorestown-Lenola
Key Stats:
- Cost of living: Ranked seventh highest
- Income spent on rent: 30.7 percent
Moorestown-Lenola is a quaint New Jersey suburb with a unique mix of large and small historic homes along mature-tree lined streets.
For those looking for the expensive suburb experience without the high price tag, Moorestown-Lenola ranks lower on the percentage of income spent on rent, at just 30.7 percent.
7. Fort Washington
Key Stats:
- Cost of living: Ranked second most expensive
- Income spent on rent: 25.6 percent
This northern suburb of Philadelphia is full of historic charm, from the Clifton House to the Highlands Mansion & Garden, to some renovated historic homes that are on the market. There are also plenty of outdoor spaces to explore in Fort Washington State Park.
While the cost of living index is second highest in this suburb, renters can find a steal since this suburb ranked 32nd for percentage of income spent on rent.
8. Narberth
Key Stats:
- Cost of living: Ranked sixth most expensive
- Income spent on rent: 24.8 percent
Narberth has a whole lot more personality than your average cookie-cutter suburb. Historic houses, a thriving downtown independent business district with trendy bistros like Ryan Christopher’s, and community events make this expensive suburb well worth the price.
The affordability ratio is ranked fifth highest so homebuyers might look twice at the 4.7 times higher home values.
However, Narberth is another great choice for renters, since the median percentage of income spent on rent is just 24.8 percent.
9. Wyndmoor
Key Stats:
- Cost of living: Ranked 11th most expensive
- Affordability ratio: Ranked 12th
Wyndmoor is a northern Philadelphia suburb with quiet suburban streets and great access to SEPTA train stations.
The cost of living, median home values, and gross rent percentage are all ranked in the mid to low teens, making it a more affordable option in all categories than suburbs at the top of the list.
10. Penn Wynne
Key Stats:
- Cost of living: Ranked 10th most expensive
- Median home value: $358,300
Penn Wynne rounds out our list of expensive Philadelphia suburbs, with the ninth most expensive median home value, but the affordability ratio is only 3.4 since residents make a median of $105,029 per household.
Access to private schools, well-manicured suburb parks, and the Lankenau Medical Center are big draws for residents of this suburb.
It’s Time To Start That Savings Account
If you’re lusting after the lifestyle in one of these top 10 most expensive Philadelphia suburbs, you’re not alone.
While the cost of living and home prices may make you nervously clutch your wallet, the awesome architecture, convenient locations, and great schools are enough to make you hand it over.
The biggest lesson learned here? It seems money really can buy happiness.
Our Methodology
In creating this list, like other
Big Deal Lists, we relied on facts and a whole lot of math over opinion.
We got this data from AreaVibes and the U.S. Census, and eliminated any suburbs that didn’t have complete data, which left us with a total of 40 suburbs. We scored them all from one to 40 in each category using the following criteria:
- Cost of living
- Median home value
- Percentage of income spent on rent
- Affordability ratio (median home value divided by median household income)
Then, we averaged these scores into one overall Big Deal Score where the lowest scores were our most expensive Philadelphia suburbs.
To see how the rest of the places we looked at ranked, just look at the table below.
Feature image source: Narbeth Civic Association
Know Philadelphia? Tell us your favorite suburb in the comments below! 
