Housing data for Lower Merion Township, PA
Lower Merion Township, PA has an estimated 64,174 residents and 25,357 homes (US Census Bureau, 2020–2024 American Community Survey).
It is a township in Montgomery County.
25.3% of households rent.
The median gross rent is $1,893 a month.
Its population grew measurably since 2015–2019 (+8.7%).
Figures last updated on .
- Residents
- 64,174 (±36)
- Housing units
- 25,357 (±563)
- Households that rent
- 25.3%
- Median gross rent
- $1,893
- Residents since 2015–2019
- +8.7%
What stands out in Lower Merion Township
Median home value: $810,400 (±$24,583) in Lower Merion Township, higher than in Montgomery County ($436,700).
Median real estate taxes: $9,960 (±$407) in Lower Merion Township, higher than in Montgomery County ($5,875).
Median household income: $176,512 (±$12,969) in Lower Merion Township, higher than in Montgomery County ($113,915).
Homes heated by fuel oil: 6.2% (±1.0 points) in Lower Merion Township, lower than in Montgomery County (14.5%).
- Home values in Lower Merion Township
- Property taxes in Lower Merion Township
- Income and affordability in Lower Merion Township
- Heating fuel in Lower Merion Township
Housing in Lower Merion Township at a glance
- Median rent: $1,893 median gross rent a month
- Rent by bedrooms: $2,169 median gross rent, 2 bedrooms
- Rent burden: 50.0% of renters pay 30% or more of income
- Renters and owners: 25.3% of households rent
- Income and affordability: $176,512 median household income
- Home values: $810,400 median home value
- Homeowner costs: $3,811 median monthly cost with a mortgage
- Property taxes: $9,960 median real estate taxes a year
- Types of homes: 27.0% of homes are in buildings of 5 or more units
- Bedrooms: 67.0% of homes have 3 or more bedrooms
- Age of homes: 81.1% of homes were built before 1980
- Vacancy rate: 2.9% rental vacancy rate
- Heating fuel: 67.3% heat with utility gas
- Commute and cars: 29.0 minutes average trip to work
- Crime reported to police: 43 violent crimes per 100,000 residents
- Growth: +8.7% residents since 2015–2019
- How long people stay: 22.1% moved in since 2020
- Crowding and facilities: 1.4% of homes have more than 1 person per room
- Fair Market Rent: $2,300 Small Area FMR, 2 bedrooms (ZIP 19004)
Lower Merion Township against Montgomery County, its state and the nation
| Lower Merion Township | Montgomery County | Pennsylvania | United States | |
|---|---|---|---|---|
| Residents | 64,174 (±36) | 867,573 (exact) | 13,018,639 (exact) | 334,922,499 |
| Housing units | 25,357 (±563) | 350,351 (±250) | 5,806,452 (±672) | 143,775,355 |
| Households that rent | 25.3% (±1.5 points) | 28.6% (±0.6 points) | 30.7% (±0.2 points) | 34.8% |
| Median gross rent | $1,893 (±$68) | $1,683 (±$19) | $1,209 (±$5) | $1,413 |
| Median household income | $176,512 (±$12,969) | $113,915 (±$1,905) | $77,971 (±$342) | $80,734 |
| Median home value | $810,400 (±$24,583) | $436,700 (±$2,838) | $254,500 (±$767) | $332,700 |
| Median real estate taxes (a year) | $9,960 (±$407) | $5,875 (±$49) | $3,311 (±$12) | $3,119 |
| Built before 1980 | 81.1% (±3.6 points) | 61.1% (±1.0 points) | 67.3% (±0.2 points) | 49.7% |
| Average commute | 29.0 minutes (±1.2) | 27.8 minutes (±0.3) | 26.3 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 95.8% (±1.0 points) | 94.3% (±0.3 points) | 89.7% (±0.1 points) | 91.0% |
| Median age of residents | 41.2 years (±1.1) | 41.2 years (±0.2) | 40.9 years (±0.2) | 38.9 years |
Lower Merion Township covers 23.6 square miles of land, about 2,718 residents per square mile (Census Bureau Gazetteer).
How Lower Merion Township has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 59,037 (±97) | 64,174 (±36) | +8.7% | Measurable increase |
| Housing units | 24,302 (±383) | 25,357 (±563) | +4.3% | Measurable increase |
| Median gross rent | $1,541 (±$63) | $1,893 (±$68) | +22.8% | No measurable change after inflation |
| Median home value | $611,400 (±$13,611) | $810,400 (±$24,583) | +32.5% | Up after inflation |
| Median household income | $136,288 (±$4,197) | $176,512 (±$12,969) | +29.5% | No measurable change after inflation |
| Median owner cost with a mortgage | $3,377 (±$96) | $3,811 (±$201) | +12.9% | Down after inflation |
| Median real estate taxes | $8,404 (±$250) | $9,960 (±$407) | +18.5% | No measurable change after inflation |
| Households that rent | 26.3% (±1.2 points) | 25.3% (±1.5 points) | −1.0 percentage points | Not a measurable change |
| Rental vacancy rate | 3.4% (±1.7 points) | 2.9% (±1.7 points) | −0.5 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Lower Merion Township
In 2025, the Lower Merion Township Police Department reported 43 violent and 1,431 property crimes per 100,000 residents to the FBI.
Across Montgomery County, the departments that report recorded 107 violent and 1,492 property crimes per 100,000 residents that year.
ZIP codes in Lower Merion Township
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 19004 | 100% | 11,230 | $1,863 | $632,000 | $149,232 |
| 19035 | 100% | 3,937 | $3,500 or more | $1,477,200 | $250,000 or more |
| 19066 | 100% | 5,839 | $2,206 | $879,700 | $250,000 or more |
| 19096 | 95% | 15,249 | $1,969 | $713,100 | $186,277 |
| 19072 | 84% | 10,129 | $1,896 | $819,700 | $172,550 |
| 19003 | 46% | 14,255 | $1,706 | $448,500 | $119,861 |
| 19010 | 45% | 21,827 | $1,918 | $803,100 | $144,471 |
| 19085 | 43% | 11,230 | — | $1,056,000 | $250,000 or more |
| 19041 | 32% | 6,308 | $3,388 | $954,000 | $151,989 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Lower Merion Township
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Narberth | 1.7 mi | $1,823 | $749,500 | 44.7% |
| Haverford College | 2.1 mi | $1,244 | — | 90.5% |
| Villanova | 3.4 mi | — | $946,400 | 0.0% |
| West Conshohocken | 3.5 mi | $2,270 | $475,500 | 25.1% |
| Conshohocken | 3.5 mi | $2,147 | $443,600 | 51.0% |
| Haverford Township | 3.6 mi | $1,766 | $466,400 | 12.6% |
| Millbourne | 4.8 mi | $1,016 | $266,700 | 65.8% |
| Swedeland | 4.9 mi | $2,132 | $340,000 | 18.0% |
Places in Pennsylvania most like Lower Merion Township
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Radnor Township | $1,927 | $833,900 | $164,359 | 34.1% |
| Swarthmore | $1,532 | $633,800 | $152,361 | 24.0% |
| Wayne | $2,022 | $713,300 | $150,539 | 33.9% |
| Upper Providence Township (Delaware County) | $1,566 | $632,400 | $150,563 | 26.2% |
| Tredyffrin Township | $2,105 | $709,700 | $162,194 | 25.7% |
| New Hope | $2,000 | $716,200 | $175,156 | 28.8% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Pennsylvania.
HUD Fair Market Rent for Lower Merion Township, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,438 | $1,558 | $1,860 | $2,216 | $2,445 |
HUD also publishes a Small Area Fair Market Rent for each ZIP code in the area; the Fair Market Rent page for this place lists its ZIP codes.
HUD income limits for Lower Merion Township, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $25,800 | $42,950 | $68,750 |
| 2 people | $29,450 | $49,100 | $78,550 |
| 3 people | $33,150 | $55,250 | $88,350 |
| 4 people | $36,800 | $61,350 | $98,150 |
| 5 people | $39,750 | $66,300 | $106,050 |
| 6 people | $44,360 | $71,200 | $113,900 |
| 7 people | $50,040 | $76,100 | $121,750 |
| 8 people | $55,720 | $81,000 | $129,600 |
These are the limits HUD sets for its housing programs in the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA, where HUD’s median family income for fiscal year 2026 is $122,700.
A program can use its own limits; tax-credit and local programs often do.
The figures for Lower Merion Township include the places inside it that have pages of their own: Ardmore, Bala Cynwyd, Bryn Mawr, Merion Station, Penn Wynne, Rosemont, Wynnewood.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Lower Merion Township
What is the average rent in Lower Merion Township, PA?
The Census Bureau publishes the median rather than the average: the median gross rent in Lower Merion Township is $1,893 (±$68) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Lower Merion Township?
The median gross rent for a one-bedroom home in Lower Merion Township, PA is $1,670 (±$58) a month (2020–2024 American Community Survey).
Are renters in Lower Merion Township rent-burdened?
50.0% of renting households in Lower Merion Township pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Lower Merion Township?
Lower Merion Township has an estimated 6,089 (±424) renting households, 25.3% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Lower Merion Township?
The median household income in Lower Merion Township is $176,512 (±$12,969) a year (2020–2024 American Community Survey).
What is the average home value in Lower Merion Township, PA?
The Census Bureau publishes the median: $810,400 (±$24,583) for owner-occupied homes in Lower Merion Township (2020–2024 American Community Survey).
Is Lower Merion Township growing?
In Lower Merion Township, the number of residents went from 59,037 in 2015–2019 to 64,174 in 2020–2024 (+8.7%), a measurable increase.
What ZIP codes are in Lower Merion Township?
The ZIP codes that cover Lower Merion Township are 19004, 19035, 19066, 19096, 19072, 19003, 19010, 19085, 19041.
What is the median rent in ZIP code 19004?
The median gross rent in ZIP Code Tabulation Area 19004 is $1,863 (±$255) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Lower Merion township, Montgomery County, Pennsylvania
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Lower Merion township, Montgomery County, Pennsylvania
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Lower Merion township, Montgomery County, Pennsylvania
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Lower Merion township, Montgomery County, Pennsylvania
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Lower Merion township, Montgomery County, Pennsylvania
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Lower Merion township, Montgomery County, Pennsylvania
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Lower Merion township, Montgomery County, Pennsylvania
- HUD Fair Market Rents, fiscal year 2027: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA
- HUD Small Area Fair Market Rents, fiscal year 2027
- HUD Income Limits, fiscal year 2026: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- FBI Uniform Crime Reporting Program, Crime Data Explorer: Lower Merion Township Police Department (ORI PA0461400)
- FBI: Uniform Crime Reporting statistics and their proper use
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Lower Merion township, Montgomery County, Pennsylvania (county subdivision:44976, in state:42 county:091).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .