79 homes sold in Blue Bell in the last year, at a typical $788K
Houses and condos split the market almost evenly. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Blue Bell homes are listed.
Every place Blue Bell homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Blue Bell.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 54% of Blue Bell’s sales, at a typical $1M (year to May 2026)
79 homes sold in the year to September 2026.
typical sale · 45 sold in the year to May 2026
- Per square foot
- $289PA $183
- Days to sell
- 46
- Sold over asking
- 40%
- Listings with a price cut
- 19%
Townhouses: 32 sold, typical $614K
Condos: 6 sold, typical $272K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 2.3 times the 2016 price
79 sales in the last year, against 142 in 2016 and a low of 72 in 2023. The typical sale went from $338K in 2016 to $788K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $800K buys in Blue Bell
Check a listing against what Blue Bell homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Blue Bell are more common than before the pandemic, but 55% fewer homes come up for sale
We read every month of Blue Bell’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 79 sales.
If you’re buying in Blue Bell
- Shop in April. It brings about 15 new listings a month, close to the busiest month, with fewer bidding wars (29% over asking).
- Bid near asking. Buyers paid 101.4% of the list price on average; 52% paid over.
- Move fast on good ones. Two thirds of homes are under contract within two weeks.
Spring brings both the most homes and the most bidding wars
May has the most new listings (about 18 a month), and the most competition: 35% close over asking. April offers nearly as much choice with fewer homes bid up (29%). January has the least competition (19%) but only about 7 new listings.
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and hotter than Pennsylvania
| Blue Bell now | 2017–19 | 2021 peak | PA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 52% | 19% | 49% | 30% |
| Gone within two weeksShare of homes under contract within 14 days | 63% | 37% | 67% | 45% |
| Price paid vs. askingAverage sale price ÷ list price | 101.4% | 97.6% | 102.3% | 98.7% |
| Days to sellMedian days from listing to contract | 28 | 45 | 23 | 39 |
15 homes for sale on a typical day
That’s 1.8 times the 2023 low (8), 55% fewer than in 2017–19 and well under 2015’s 49.
Since 2019, houses are up 93%, condos 48%
A house typically sold for $1M in the year to May 2026 (45 sales), a condo for $272K (6).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Blue Bell ranks 22nd of 264 busy Pennsylvania markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Blue Bell is one of the state’s hottest markets.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Blue Bell home costs about $4,735 a month
Price: Blue Bell’s typical sale, last 12 months. Property tax at Blue Bell’s 1% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Blue Bell is affordable on local pay is on Cost of living.
Five things worth knowing
New listings in May
The month with the most choice. December has the fewest, about 4.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $788K home, about $7,480 a year.
Taxes vs. neighborsTypical commute
The average one-way trip to work for people who live in Blue Bell.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Ambler, Plymouth Meeting, Plymouth Township, Spring House, East Norriton Township and Fort Washington sell for less a square foot
The busier markets within 25 miles of Blue Bell, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| East Norriton Township | 152 | $408K | $232 | 51% | 26 |
| Blue Bell | 79 | $788K | $302 | 52% | 28 |
| Plymouth Township | 66 | $163K | $86 | 34% | 23 |
| Fort Washington | 53 | $609K | $273 | 49% | 43 |
| Ambler | 47 | $504K | $275 | 63% | 22 |
| Plymouth Meeting | 46 | $480K | $259 | 29% | 42 |
| Spring House | 43 | $893K | $286 | 50% | 39 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Blue Bell, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Blue Bell. People who follow the town see it, and so do people comparing Blue Bell with their own town. No commission, no listing fee.
Questions about buying a home in Blue Bell
What do homes sell for in Blue Bell, PA?
79 homes sold in the year to September 2026 at a typical $788K, $302 a square foot.
Is Blue Bell a buyer’s or seller’s market?
A seller’s market: 19 homes were for sale in September 2026 and 8 sold, about 2.2 months of supply. Buyers paid 101.4% of asking on average.
When is the best time to buy in Blue Bell?
May brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Blue Bell?
About 1% of a home’s value a year. On a $788K home that’s near $7,480.
Where can I see homes for sale in Blue Bell?
Zillow, Redfin, Realtor.com and Homes.com all carry Blue Bell’s MLS listings; the search links above open each one filtered to Blue Bell.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).