Relocating to Philadelphia

kalliyan1

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Sep 4, 2008
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Anyone out there that can guide me to what area we should start looking for a house in that would be a decent commute and has EXCELLENT school districts. My DH job is in Radnor and although he has travelled there extensively over the last few years for the job and is "familiar" with the area, he is not familiar with where the good choice are to live r/t schooling.
Any information will be greatly appreciated. Right now, this is so overwhelming!!!!!
 
I live near Valley Forge, PA, and can try to help. Radnor itself has very good school districts but is quite pricey, with higher taxes. I would recommend the T/E school district, where I am actually trying to move. It's more affordable, but we're still talking $400K to $500K for a decent house, and even a lot of those are older/rundown or backup to the turnpike. It's very frustrating to have to spend so much $$ and still have not a great house. I just looked at a $425K one in Wayne, PA, 55 years old, maybe 2400sf, with termites, rotting wood, yucky siding, etc. And I'm still thinking about it--lol! T/E schools are going through some budgeting issues, though (read higher taxes), so you might want to look into those before you go.

Also, the Great Valley school district is very good, and maybe slightly more affordable, but still in the $300K and up range, and farther out from Radnor. I'm really only familiar with Chester County, so maybe someone else could help you with Delaware and Montgomery Counties. I myself live on the north side of Valley Forge, where homes start to get more reasonable, but my elementary isn't as good as others; thus, we are considering making the move.

I will say that if you're looking for an excellent school district and want a single family near Radnor, be prepared to pay. I should mention the PA operates by townships--these are what counts when deciding what school district you're in. For example, my friend lives in Phoenixville address, Charlestown township, and they go to Great Valley. If she lived in Phoenixville address, East Pikeland township, they would go to Phoenixville. Got that? It's so confusing here!

Anyway, PM me if you want to talk about locations, etc. some more.
 
Welcome to PA! I'd be happy to help. Here is a link to the Philadelphia Inquirer's Report Card on Schools. It gives some basic stats about the schools like test scores and enrollment.

Radnor has a very good reputation for its schools but the real estate is pricey. Do you have a price range for your house? What are you looking for in a school?

You can send me a pm if you would like.
 

Chester County has great choices as far a school districts go. Downingtown, West Chester, T/E, Owen J. Roberts, and Phoenixville are great districts and also the townships that they encompass also have great access to the main line area. Downingtown and West Chester have access to the Rt. 202 corridor and the PA turnpike which makes the commute to Radnor easy if you don't mind a little traffic.

The district taxes are reasonable in both D-town and WC and you can still get a great houses in the mid-$300 to mid-$400 range.
 
I agree with the PP that the Main Line school districts, including Radnor, Lower Merion and Tredyffrin-Easttown, are all excellent but house prices are very high. But there are some very good schools in the greater area. Here is a ranking of the public schools from Philadelphia Magazine.

http://www.talktoshawn.com/Websites...nking of Schools in the Philadelphia Area.pdf

Thanks for posting this! I never saw it. My school district is #24 which isn't bad out of 105... maybe I shouldn't move after all! But, T/E is still #1, with an oh $9 million deficit right now.

But, I'm pretty happy with #24 and I really like where we are--near great YMCAs, Wegmans, and KOP mall. Do you know how recent this PDF is?
 
Thanks for posting this! I never saw it. My school district is #24 which isn't bad out of 105... maybe I shouldn't move after all! But, T/E is still #1, with an oh $9 million deficit right now.

But, I'm pretty happy with #24 and I really like where we are--near great YMCAs, Wegmans, and KOP mall. Do you know how recent this PDF is from?

You're welcome. I believe the list is from 2009.

We are neighbors....we are in Methacton (which I would highly recommend to the OP). I agree that it is an excellent location, central to everything.
 
You're welcome. I believe the list is from 2009.

We are neighbors....we are in Methacton (which I would highly recommend to the OP). I agree that it is an excellent location, central to everything.

Yes, Audubon is beautiful. Love Zwahlens!
 
Another supporter of the Downingtown School District. It's only a 10 minute drive to the Exton or Thorndale trains to Philly. Driving from Downingtown can take about 40 minutes to reach Philly, without rush hour traffic.

Downingtown, Chester Springs, Lionville, and Exton are all nice areas and are part of the Downingtown School District (with few exceptions).
 
I would suggest looking at either Wallingford-Swarthmore SD or Rose Tree-Media in Delaware county. Both have great schools and are a very fast (15-20 minute) commute to Radnor.
Media in particular is a very quaint little town but that whole area is nice and much more affordable than the Main Line!
(I live down in W-S SD and commuted to Radnor township for work for many years so if you decide to go that route feel free to send me a PM and I can share any info you might want or need!)
 
One word of warning... check the county that the districts are in. Delaware County taxes are about 1/3 higher than Chester County. You can get a lot more house - tax-wise - in Chester County than Delaware County.

Radnor is Delaware County and a great school district. However, for the price you pay for houses and taxes, you get more value from another location.

T/E is a great school district and you pay much lower taxes.

I'll try and break them down:
Delaware County:
Radnor
Wallingford Swarthmore (this would be a longer commute tho)
Rose Tree Media (RTM)

Chester County:
T/E - this also includes parts of Wayne, so pay attention where the line is.
Great Valley - easy commute for you - includes Malvern
Owen J Roberts (a little further away)
Phoenixville (422 can be a mess at rush hour)
Downingtown (longer commute dealing with 30 or 202 every day)
West Chester (longer commute dealing with 202 every day... altho could use Paoli Pike)

generally, you want to go West from Radnor for the good school districts.

My kids go to T/E and I think it is a great school district. We moved here because of it. Don't be scared off by this $9 million budget shortfall - everyone has one - its due to the state pension requirements. So anyone that uses that as a deciding point is fooling themselves, b/c all the public schools are going through it now.

There are also very good private schools in the area.

Feel free to pm me if you want more information about the area.
 
Surfgirl, you're right about the shortfall, but Great Valley's is $3 million. High, but much lower than T/E's. That said, we are still considering a move to T/E or GV if we can find a house we like in a good area. I've been doing tons of research lately on this kind of stuff. It's like my part-time job.

Taxes in order of low to high in places we are considering:
east whiteland, willistown, Charlestown, T/E

You can easily find out this stuff on each township's website. These rankings include earned income tax (which T/E does not have right now).
 
I would suggest looking at either Wallingford-Swarthmore SD or Rose Tree-Media in Delaware county. Both have great schools and are a very fast (15-20 minute) commute to Radnor.
Media in particular is a very quaint little town but that whole area is nice and much more affordable than the Main Line!
(I live down in W-S SD and commuted to Radnor township for work for many years so if you decide to go that route feel free to send me a PM and I can share any info you might want or need!)

I agree with this. I live in one of the two, it's where my kids go to school, and grew up here, too.
 
Wallingford-Swarthmore and Rose Tree-Media are both great areas to live. But the commute to Radnor involves taking the Blue Route, which was obsolete on the day that it opened. Very heavy traffic during rush hour. Our daughter commuted via that road every morning for 4 semesters. She hates that road!

Definitely take the time to get to know the schools and neighborhoods as well as the rush hour commutes. Take a drive around to see how long it takes to get to grocery stores, Target, Home Depot, etc. My sister in law loves Springfield (Delco.) but I can't stand the traffic on Baltimore Pike! We moved as far west as we could and still be close enough to my husband's family to be there for all the family events.
 
WOW!!! First of all it looks like I'm going to have alot of dis friends close once we move:thumbsup2 Secondly, thank you all so much for all the information and links. It helps but I have to admit, I'm more confused now than before.....LOL....all the townships, etc. I have been really researching myself on the different areas but it's always nice to have feedback from actual people in the area and schools. I just need to really study what you have provided me so far and go to AAA and get a better map!!!

Currently we are in the greensboro, NC area. We love it here, the environment, weather (62 and sunny right now), and the pace of life. We have lived here for about 8 yrs moving from Chicago so we are used to the city paced life as well.

We are in a 4400 sq foot house now that's all brick, hardwood, solid surface counters,etc. We have 5 bedrooms and 4 baths and we are on just short of 2 acres. We paid about $380,000 5 yrs ago. I'm telling you this to give you an idea to help me w/cost of living adjustments, etc.
I have 5 kids. My oldest is going to be starting at John's Hopkins in the fall so only 4 at home plus my husband and I. I think I really need 5 bedrooms still so the kids can have their own. There is such an age gap between all of them it would be hard for them to share. When/if my son comes home during the summers, he can bunk with his brother. I would like to stay in a comparable home if at all possible that isnt going to cost an arm and a leg but not sure what a realistic price would be for such a creature. I know I won't get the same lot size and that's okay as long as we are not on top of our neighbors. I know due to price there will be sacrifices that will need to be made and I'm okay with that.
With regards to the school....here in NC, the schools are not that great. You can have an elementary school in your backyard where your kid would go but do to redistricting, which seems to happen everytime some sneezes, your child could be bussed clear across town. As a result of that, my kids are currently in a private school which we have been very pleased with. I've heard that the public schools in the areas that others have mentioned are good so I'm okay with the public school system it's just trying to get the school system to match up w/the housing.

Couple of questions:
Help me understand a little better what is used in determining what school district your child is actually in, the homes physical address, the townships/counties your in, ???

Are there cities there within the counties or is everything just by counties, ie for the TE schooldistrict, what cities would qualify for that district.

When I look at some homes for sale online, you will see the school information and it might list a couple of middle schools, a handful of elementary and one or two high schools, Can you choose which of those schools you would want your child to attend or is that just determined by where your house is?

Is there alot of redistricting that goes on which causes your child to go to school "A" for one year, then redistricting occurs and then the next year, the child has to go to school "B"?

Even though I need 5 bedrooms, I'm finding on the internet searches that putting 5 in as a search criteria, really either limits the houses available or it puts you up into the million dollar price tags. If I were to search for 4 bdrms, do the houses that your familiar with have the flexibility of having a 5th bedroom somewhere, like the houses with basements?

Question about the Schools in general"
Do the high schools offer a good selection of AP classes or do they have and IB program?

Thanks again for everything.
 
WOW!!! First of all it looks like I'm going to have alot of dis friends close once we move:thumbsup2 Secondly, thank you all so much for all the information and links. It helps but I have to admit, I'm more confused now than before.....LOL....all the townships, etc. I have been really researching myself on the different areas but it's always nice to have feedback from actual people in the area and schools. I just need to really study what you have provided me so far and go to AAA and get a better map!!!

Currently we are in the greensboro, NC area. We love it here, the environment, weather (62 and sunny right now), and the pace of life. We have lived here for about 8 yrs moving from Chicago so we are used to the city paced life as well.

We are in a 4400 sq foot house now that's all brick, hardwood, solid surface counters,etc. We have 5 bedrooms and 4 baths and we are on just short of 2 acres. We paid about $380,000 5 yrs ago. I'm telling you this to give you an idea to help me w/cost of living adjustments, etc.
I have 5 kids. My oldest is going to be starting at John's Hopkins in the fall so only 4 at home plus my husband and I. I think I really need 5 bedrooms still so the kids can have their own. There is such an age gap between all of them it would be hard for them to share. When/if my son comes home during the summers, he can bunk with his brother. I would like to stay in a comparable home if at all possible that isnt going to cost an arm and a leg but not sure what a realistic price would be for such a creature. I know I won't get the same lot size and that's okay as long as we are not on top of our neighbors. I know due to price there will be sacrifices that will need to be made and I'm okay with that.
With regards to the school....here in NC, the schools are not that great. You can have an elementary school in your backyard where your kid would go but do to redistricting, which seems to happen everytime some sneezes, your child could be bussed clear across town. As a result of that, my kids are currently in a private school which we have been very pleased with. I've heard that the public schools in the areas that others have mentioned are good so I'm okay with the public school system it's just trying to get the school system to match up w/the housing.

Couple of questions:
Help me understand a little better what is used in determining what school district your child is actually in, the homes physical address, the townships/counties your in, ???

Are there cities there within the counties or is everything just by counties, ie for the TE schooldistrict, what cities would qualify for that district.

When I look at some homes for sale online, you will see the school information and it might list a couple of middle schools, a handful of elementary and one or two high schools, Can you choose which of those schools you would want your child to attend or is that just determined by where your house is?

Is there alot of redistricting that goes on which causes your child to go to school "A" for one year, then redistricting occurs and then the next year, the child has to go to school "B"?

Even though I need 5 bedrooms, I'm finding on the internet searches that putting 5 in as a search criteria, really either limits the houses available or it puts you up into the million dollar price tags. If I were to search for 4 bdrms, do the houses that your familiar with have the flexibility of having a 5th bedroom somewhere, like the houses with basements?

Thanks again for everything.
Life in the North goes at a much faster pace than in the South. Plus, you will be moving into one of the nation's largest metropolitan areas. Towns just outside of the city limits are also very urban-like.

Each county has a county seat, which may or may not be a city. Delaware County's seat is in Media, which is not a city. The only city in Delco is Chester. You don't want to move there. It is the poorest city in the state. Even Philadelphia has more wealth than Chester.

Your school district will be determined by where your house is located. Some larger school disctricts will have multiple grade schools and middle schools. They may even have two high schools. The one that your child goes to can be decided by whether the school has a magnet program for specialized study. But for the most part, it is decided by where your house is. Redistricting doesn't happen often since schools like to maintain the status quo but if a school district grows and builds more schools, you might find that your children get sent to another school when they redraw the attendence lines.

The bad news for you is that not too many affordable homes in good districts have 5 bedrooms. You might be able to find a 4 bedroom with a home office or even one with an inlaw suite. I don't know what you would get for your home now, but my 4 bedroom w/home office on 3/4 acre would cost you around $500K in today's market. Definitely expect to spend more if you choose to live in Radnor itself.

Just about every house in this area has a basement. Some might already be finished and you might be abloe to convert it into a bedroom or 2. But if the basement is not finished, you want to make sure that it can be finished off according to local building codes. Not all basements meet the requirements for exits and ceiling height.
 
Wallingford-Swarthmore and Rose Tree-Media are both great areas to live. But the commute to Radnor involves taking the Blue Route, which was obsolete on the day that it opened. Very heavy traffic during rush hour. Our daughter commuted via that road every morning for 4 semesters. She hates that road!

Definitely take the time to get to know the schools and neighborhoods as well as the rush hour commutes. Take a drive around to see how long it takes to get to grocery stores, Target, Home Depot, etc. My sister in law loves Springfield (Delco.) but I can't stand the traffic on Baltimore Pike! We moved as far west as we could and still be close enough to my husband's family to be there for all the family events.

I may be alone in this but the blue route from the Media area isn't bad to Radnor. It's slow through the 2 lane section but then is quite speedy up to Exit 13, even at the height of rush hour. Plus, there are a half dozen back ways so I was able to keep an eye on traffic on the web and be home in 30 minutes or less basically every day.
In comparison, I would never live anywhere along 422. When I am watching the news at 6am on weekdays it's already completely jammed with traffic! That is just craziness, IMO. 476 north is pretty clear up until around 7:15am and then is ok again (really!) by about 8:30.

OP, good luck! As you can see from all the opinions here, you have lots of wonderful choices! Unless you look farther out from Philly I suspect you will have some sticker shock with housing prices but if you can get past that I am sure you will find something fantastic. :goodvibes
 
Couple of questions:
Help me understand a little better what is used in determining what school district your child is actually in, the homes physical address, the townships/counties your in, ???
The township/county determines your school. For example, you can live in Paoli (the town) and either go to Great Valley or T/E. The townships can just be one road over. For T/E, look for Berwyn, Devon, Wayne, Paoli. For Great Valley, look for Paoli, Malvern, Charlestown, some Exton.
Are there cities there within the counties or is everything just by counties, ie for the TE schooldistrict, what cities would qualify for that district.
There are no cities really, just towns inside counties. I would look to move close to the schools, YMCA, Wegmans, Target, library, bank, parks, etc. Those are what matters to me as a mom.
When I look at some homes for sale online, you will see the school information and it might list a couple of middle schools, a handful of elementary and one or two high schools, Can you choose which of those schools you would want your child to attend or is that just determined by where your house is?
No. You have to go to the school for the township in which your house is in. We cannot choose. That's why houses in the better school districts cost more.
Is there alot of redistricting that goes on which causes your child to go to school "A" for one year, then redistricting occurs and then the next year, the child has to go to school "B"?
We have not had a lot of redistricting as of yet. But I have heard rumors due to the budget concerns. Also, a lot of people sending their kids to public who used to go to private, but stopped with the economy.
Even though I need 5 bedrooms, I'm finding on the internet searches that putting 5 in as a search criteria, really either limits the houses available or it puts you up into the million dollar price tags. If I were to search for 4 bdrms, do the houses that your familiar with have the flexibility of having a 5th bedroom somewhere, like the houses with basements?
I think you're best bet is to get a four bedroom colonial with a finished basement. You're going to have a hard time finding a much larger house in T/E and Great Valley under $500K. I did see a lovely 4 bedroom, finished basement with an extra bedroom in the basement for $525K in Charlestown (Great Valley). It was too much for us and sold in one week. The termite infested one I mentioned before for $425K in T/E was a split and technically might have five bedrooms, but it was only 2400sf. Tight squeeze for six to seven people.
Question about the Schools in general"
Do the high schools offer a good selection of AP classes or do they have and IB program?
Most if not all of the high schools have AP classes. Check out Philadelphia Inquirer's school report card for amounts; they vary based on each district. Not sure what an IB program is.

Unfortunately, you're not going to get what you have in NC here for that amount of money. Decide if you want a newer/bigger house farther away for Radnor or an older/smaller house closer to Radnor (at least on the Chester County side. I honestly can't comment on Delaware and Montgomery Counties.)
 














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