The story of this market
The typical home in ZIP 19481 sells for about $450,000, or $325 per square foot.
Prices are up +3% from a year ago, so sellers still have some momentum. Homes take about 28 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $2,450 a month.
ZIP 19481 — Valley Forge
The 19481 housing market remains stable with steady price appreciation driven by low inventory and high demand for proximity to the King of Prussia employment hub. While sales volume is modest, the market maintains a competitive edge for sellers. Buyers face limited options, keeping the sale-to-list ratio high.
This ZIP is ideal for established families and professionals working in the King of Prussia or Philadelphia corridors who prioritize access to historical amenities and high-performing schools. It is less suited for those seeking high-density urban living or low-cost entry-level housing.
Median prices moved up 3.0% year over year.
Homes spend a median of 28 days on market with 3.5 months of supply — a fast-moving market.
18% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.1% · poverty 4.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 19481, Montgomery County PA
Crime rates in the Valley Forge area remain significantly lower than the national average, with property crime being the primary concern. Local law enforcement reports stable trends, and the area is generally considered safe compared to nearby urban centers.
The area is served by highly-rated public school districts, including Upper Merion Area School District, which consistently receives strong performance marks for college readiness and student achievement.
The ZIP code contains areas within the Schuylkill River floodplain, necessitating flood insurance for specific properties. Wildfire risk is minimal, though standard regional wind and storm coverage is recommended.
Economic momentum is driven by the proximity to the King of Prussia commercial hub and major corporate campuses in the Route 202 corridor. Infrastructure improvements focus on traffic management and transit connectivity to Philadelphia.
Property taxes are levied by the county, township, and school district, with the school district portion representing the largest share of the total millage rate. No local income tax is applied beyond standard state and municipal requirements.
Residents primarily commute via US-422 and the Pennsylvania Turnpike toward King of Prussia and Center City Philadelphia. Public transit access is limited, relying mostly on regional bus routes and nearby commuter rail stations.
The area is anchored by Valley Forge National Historical Park, offering extensive trails and historical sites. Shopping and dining are concentrated in the nearby King of Prussia Mall district.
The rental market is characterized by high demand due to the proximity to major employment hubs, resulting in low vacancy rates and steady rent growth. Short-term rental presence is minimal due to local zoning restrictions.
The economy is anchored by the King of Prussia business district, featuring a mix of retail, healthcare, and corporate office sectors. Major employers include pharmaceutical and financial services firms.
Transportation is dominated by highway access via US-422 and I-76. Public transit is limited to bus services connecting to regional rail hubs.
Development is focused on high-density residential and mixed-use projects near the King of Prussia commercial core.
The Montgomery County Board of Assessment Appeals manages property valuations based on a base-year system.
Parcels are subject to Upper Merion Area School District taxes and Montgomery County municipal levies.
Property insurance premiums are stable, though flood insurance is required for properties within the Schuylkill River basin.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Major historical site with extensive hiking and biking trails.
One of the largest shopping centers in the United States located nearby.
Regional multi-use trail providing connectivity for cyclists and pedestrians.
Key-figure check: median price diverges 80.0% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Research outlier held out — this pass returned a median of $809,857 (80.0% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration. Validation: the flagged $809,857 (+80% vs the prior refresh cycle) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.