If you're a first-time buyer trying to get into the market near Philadelphia, here's some rare good news: Delaware County is still affordable.
In fact, Delco is one of only five counties in the entire Mid-Atlantic where a typical buyer can still afford a typical home. For renters who've watched prices climb everywhere else, that's a genuine opening — and it's why so many first-time buyers are starting here.
Below are the best Delco towns to begin your search, the programs that can help, and how to buy smart. (This is general information, not financial or tax advice — always confirm details with a lender and your own professionals.)
📊 Why Delco for First-Time Buyers?
The numbers tell the story. According to a Bright MLS analysis reported by the Philadelphia Inquirer, Delaware County stands out as one of just five Mid-Atlantic counties where a median-income household can still afford a median-priced home.
✔️ The median asking price in Delaware County was roughly $289,450 in late 2025
✔️ The median household income sat around $89,500
✔️ Lower costs of living and an older, more varied housing stock keep entry points within reach
Translation: while much of the region has priced out first-timers, Delco still offers real starter homes — twins, rowhomes, and small singles — often within a 20–30 minute commute of Center City. The range runs from ultra-affordable transit hubs to charming train-served boroughs.
🏘️ The Best Delco Towns to Start
Here's a curated look at where first-time buyers are actually finding homes in 2026 — grouped by what they offer.
1. Upper Darby & Drexel Hill — transit + variety. Few places offer this much value and connectivity. Upper Darby Township sits at the terminus of SEPTA's Market-Frankford El and multiple trolley lines, with an enormous range of affordable twins and rowhomes. Drexel Hill's classic stone Tudors and twins are a perennial first-timer favorite. Honest note: it's a big, diverse township — research block by block.
2. Lansdowne — walkable and artsy. A historic borough with a walkable downtown, an arts scene, and a SEPTA station, Lansdowne offers affordable Victorians and twins with real character and community spirit. Honest note: older housing stock means budgeting for inspections.
3. Ridley Park — charm, a lake, and a train. This walkable Victorian borough is built around picturesque Ridley Lake, has its own SEPTA station, and offers median prices in the low-to-mid $300,000s with a solid, community-oriented school district. Honest note: some areas sit near the airport flight path.
4. The Wilmington/Newark rail belt — Glenolden, Norwood, Prospect Park & Ridley Township. These small boroughs along the SEPTA Wilmington/Newark line deliver starter homes in the low $200,000s to $300,000s, with a train to the city and a family-friendly feel. Honest note: older stock and airport proximity in spots.
5. Maximum affordability — Collingdale, Darby, Clifton Heights & Folcroft. For the lowest entry points in the county — often well under $250,000, sometimes closer to $210,000 — these transit-connected communities offer genuine paths to ownership. Honest note: these are urban, older neighborhoods; research specific blocks and local safety data carefully before buying.
6. Quiet value — Brookhaven & Parkside. These small, quieter boroughs near Media offer a more suburban feel and solid value, a nice middle ground between the ultra-affordable and the pricier walkable towns.
(Stretch pick: if you can push your budget, Media — the walkable county seat — offers charm and a trolley, though it's no longer entry-level.)
💰 Programs That Help First-Time Buyers
You may need less cash than you think. Worth exploring:
✔️ PHFA (Pennsylvania Housing Finance Agency) — offers first-time-buyer loan programs with down-payment and closing-cost assistance (including forgivable-assistance options) plus required homebuyer education
✔️ FHA loans — as little as 3.5% down, with flexible credit guidelines
✔️ Conventional low-down-payment loans — some as low as 3% down for qualified buyers
✔️ VA loans — zero down for eligible service members and veterans
✔️ County and local programs — additional assistance may be available depending on the community
Program terms and availability change, so confirm current details with a qualified, local lender before you count on any specific program.
🎯 The Delco Nuance You Can't Skip
Here's the local truth that trips up first-time buyers: in Delaware County, school district and property taxes vary enormously from town to town — even borough to borough.
Two homes at the same list price, just a few miles apart, can carry very different monthly tax bills and feed into completely different school districts. That difference can be worth hundreds of dollars a month.
So even if you don't have kids, verify the school district and the actual tax bill for the specific address — because both directly affect your monthly cost and your future resale value. Never buy on list price alone.
📋 Smart First-Timer Tips
✔️ Get pre-approved first. Know your real budget — and your true monthly payment, not just the purchase price — before you shop.
✔️ Budget the full cost. Taxes and insurance can add meaningfully to your mortgage payment; factor them in from day one.
✔️ Inspect older homes carefully. Much of Delco's stock is decades old — budget for inspections and be alert to older systems, roofs, and wiring.
✔️ Value transit access. Proximity to the El, trolley, or Regional Rail boosts both livability and resale.
✔️ Consider twins, rowhomes, and condos. These are often the smartest, most attainable entry points.
✔️ Be ready to move. Delco homes recently sold in about a month on average — saner than the frenzy years, but well-priced homes still go quickly.
⚖️ A Few Honest Considerations
✔️ Neighborhoods vary block by block — especially in the most affordable towns; research carefully and visit at different times
✔️ Older housing stock — charming, but inspections and updates matter
✔️ Taxes and schools differ by town — verify both by exact address
✔️ Airport and highway proximity — some southern-Delco towns experience aircraft or highway noise; a few areas carry flood risk
✔️ Affordability is real but rising — Delco's edge won't last forever, so buyers who are ready have an advantage
🌟 Who This Is For
✔️ Renters ready to build equity near Philadelphia
✔️ Young professionals and couples buying their first place
✔️ Buyers priced out of the city or the Main Line
✔️ Commuters who want transit access and real value
✔️ Anyone who wants an affordable, established, well-connected place to start
Final Thoughts
Delaware County remains one of the last genuinely affordable footholds near Philadelphia — and for first-time buyers, that's a real opportunity. Whether you want maximum affordability, a walkable arts downtown, or a charming borough with a lake and a train, there's a Delco town that fits.
Just get pre-approved, explore the assistance programs, verify your school district and tax bill by address, and lean on someone who knows these towns block by block.
If your first home might be in Delaware County, the smartest first step is a conversation about your budget, your programs, and the towns that fit. Let's find your starting line. 🏡
🏡 Your Next Move Starts Here.
Jim Arcidiacono, REALTOR®
Next Move Delaware Valley | KW Empower
Licensed in PA • DE • MD | Nationwide Referral Partner
🌐 www.delawarevalleyrealestate.com
