Housing data for Lower Providence Township, PA
Lower Providence Township, PA has an estimated 25,897 residents and 10,119 homes (US Census Bureau, 2020–2024 American Community Survey).
It is a township in Montgomery County.
23.5% of households rent.
The median gross rent is $1,637 a month.
Its population shrank measurably since 2015–2019 (−2.8%).
Figures last updated on .
- Residents
- 25,897 (±27)
- Housing units
- 10,119 (±422)
- Households that rent
- 23.5%
- Median gross rent
- $1,637
- Residents since 2015–2019
- −2.8%
What stands out in Lower Providence Township
Homes heated by fuel oil: 21.9% (±3.0 points) in Lower Providence Township, higher than in Montgomery County (14.5%).
Households that rent: 23.5% (±2.8 points) in Lower Providence Township, lower than in Montgomery County (28.6%).
Commuting by public transportation: 1.3% (±0.7 points) in Lower Providence Township, lower than in Montgomery County (2.9%).
Homes built before 1980: 52.1% (±5.4 points) in Lower Providence Township, lower than in Montgomery County (61.1%).
- Heating fuel in Lower Providence Township
- Renters and owners in Lower Providence Township
- Commute and cars in Lower Providence Township
- Age of homes in Lower Providence Township
Housing in Lower Providence Township at a glance
- Median rent: $1,637 median gross rent a month
- Rent by bedrooms: $1,595 median gross rent, 2 bedrooms
- Rent burden: 53.8% of renters pay 30% or more of income
- Renters and owners: 23.5% of households rent
- Income and affordability: $119,165 median household income
- Home values: $465,500 median home value
- Homeowner costs: $2,676 median monthly cost with a mortgage
- Property taxes: $6,427 median real estate taxes a year
- Types of homes: 20.8% of homes are in buildings of 5 or more units
- Bedrooms: 66.2% of homes have 3 or more bedrooms
- Age of homes: 52.1% of homes were built before 1980
- Vacancy rate: 8.8% rental vacancy rate
- Heating fuel: 36.8% heat with utility gas
- Commute and cars: 27.9 minutes average trip to work
- Crime reported to police: 46 violent crimes per 100,000 residents
- Growth: −2.8% residents since 2015–2019
- How long people stay: 18.0% moved in since 2020
- Crowding and facilities: 2.1% of homes have more than 1 person per room
- Fair Market Rent: $2,030 Small Area FMR, 2 bedrooms (ZIP 19403)
Lower Providence Township against Montgomery County, its state and the nation
| Lower Providence Township | Montgomery County | Pennsylvania | United States | |
|---|---|---|---|---|
| Residents | 25,897 (±27) | 867,573 (exact) | 13,018,639 (exact) | 334,922,499 |
| Housing units | 10,119 (±422) | 350,351 (±250) | 5,806,452 (±672) | 143,775,355 |
| Households that rent | 23.5% (±2.8 points) | 28.6% (±0.6 points) | 30.7% (±0.2 points) | 34.8% |
| Median gross rent | $1,637 (±$155) | $1,683 (±$19) | $1,209 (±$5) | $1,413 |
| Median household income | $119,165 (±$5,044) | $113,915 (±$1,905) | $77,971 (±$342) | $80,734 |
| Median home value | $465,500 (±$22,186) | $436,700 (±$2,838) | $254,500 (±$767) | $332,700 |
| Median real estate taxes (a year) | $6,427 (±$313) | $5,875 (±$49) | $3,311 (±$12) | $3,119 |
| Built before 1980 | 52.1% (±5.4 points) | 61.1% (±1.0 points) | 67.3% (±0.2 points) | 49.7% |
| Average commute | 27.9 minutes (±1.7) | 27.8 minutes (±0.3) | 26.3 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 92.8% (±3.0 points) | 94.3% (±0.3 points) | 89.7% (±0.1 points) | 91.0% |
| Median age of residents | 42.3 years (±1.9) | 41.2 years (±0.2) | 40.9 years (±0.2) | 38.9 years |
Lower Providence Township covers 15.2 square miles of land, about 1,698 residents per square mile (Census Bureau Gazetteer).
How Lower Providence Township has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 26,650 (±37) | 25,897 (±27) | −2.8% | Measurable decrease |
| Housing units | 9,469 (±251) | 10,119 (±422) | +6.9% | Measurable increase |
| Median gross rent | $1,345 (±$84) | $1,637 (±$155) | +21.7% | No measurable change after inflation |
| Median home value | $338,500 (±$8,455) | $465,500 (±$22,186) | +37.5% | Up after inflation |
| Median household income | $97,670 (±$8,670) | $119,165 (±$5,044) | +22.0% | No measurable change after inflation |
| Median owner cost with a mortgage | $2,214 (±$65) | $2,676 (±$190) | +20.9% | No measurable change after inflation |
| Median real estate taxes | $5,263 (±$269) | $6,427 (±$313) | +22.1% | No measurable change after inflation |
| Households that rent | 26.2% (±2.3 points) | 23.5% (±2.8 points) | −2.7 percentage points | Not a measurable change |
| Rental vacancy rate | 5.9% (±3.7 points) | 8.8% (±5.7 points) | +2.9 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 Providence Township
In 2025, the Lower Providence Township Police Department reported 46 violent and 453 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 Providence Township
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 19403 | 35% | 44,017 | $1,709 | $375,100 | $104,071 |
| 19426 | 17% | 43,460 | $1,919 | $498,700 | $151,748 |
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 Providence Township
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| West Norriton Township | 2.4 mi | $1,737 | $312,900 | 32.3% |
| Collegeville | 3.4 mi | $1,437 | $443,000 | 24.2% |
| Upper Providence Township (Montgomery County) | 3.9 mi | $2,125 | $538,900 | 17.4% |
| King of Prussia | 4.1 mi | $2,077 | $436,200 | 54.0% |
| East Norriton Township | 4.3 mi | $1,743 | $361,100 | 30.5% |
| Norristown | 4.4 mi | $1,422 | $213,900 | 57.3% |
| Mont Clare | 4.5 mi | $2,297 | $339,400 | 41.2% |
| Upper Merion Township | 4.5 mi | $2,087 | $455,300 | 44.9% |
Places in Pennsylvania most like Lower Providence Township
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Horsham Township | $1,573 | $473,100 | $122,311 | 28.5% |
| Middletown Township (Bucks County) | $1,827 | $435,100 | $114,449 | 25.4% |
| West Rockhill Township | $1,417 | $463,100 | $104,354 | 21.0% |
| Towamencin Township | $1,753 | $429,900 | $100,396 | 33.9% |
| Brittany Farms-The Highlands | $1,852 | $396,100 | $111,875 | 28.9% |
| West Goshen Township | $1,908 | $575,300 | $132,242 | 27.8% |
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 Providence 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 Providence 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 Providence Township include the places inside it that have pages of their own: Audubon, Eagleville, Evansburg, Trooper.
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 Providence Township
What is the average rent in Lower Providence Township, PA?
The Census Bureau publishes the median rather than the average: the median gross rent in Lower Providence Township is $1,637 (±$155) 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 Providence Township?
The median gross rent for a one-bedroom home in Lower Providence Township, PA is $1,499 (±$390) a month (2020–2024 American Community Survey).
Are renters in Lower Providence Township rent-burdened?
53.8% of renting households in Lower Providence 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 Providence Township?
Lower Providence Township has an estimated 2,255 (±275) renting households, 23.5% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Lower Providence Township?
The median household income in Lower Providence Township is $119,165 (±$5,044) a year (2020–2024 American Community Survey).
What is the average home value in Lower Providence Township, PA?
The Census Bureau publishes the median: $465,500 (±$22,186) for owner-occupied homes in Lower Providence Township (2020–2024 American Community Survey).
Is Lower Providence Township growing?
In Lower Providence Township, the number of residents went from 26,650 in 2015–2019 to 25,897 in 2020–2024 (−2.8%), a measurable decrease.
What ZIP codes are in Lower Providence Township?
The ZIP codes that cover Lower Providence Township are 19403, 19426.
What is the median rent in ZIP code 19403?
The median gross rent in ZIP Code Tabulation Area 19403 is $1,709 (±$59) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Lower Providence township, Montgomery County, Pennsylvania
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Lower Providence township, Montgomery County, Pennsylvania
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Lower Providence township, Montgomery County, Pennsylvania
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Lower Providence township, Montgomery County, Pennsylvania
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Lower Providence township, Montgomery County, Pennsylvania
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Lower Providence township, Montgomery County, Pennsylvania
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Lower Providence 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 Providence Township Police Department (ORI PA0461700)
- 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 Providence township, Montgomery County, Pennsylvania (county subdivision:45080, 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 .