Ambler, Pennsylvania.
Typical home $697,743 (+4.1% in a year), asking rent $1,921 (+8.5%). Philadelphia-Camden-Wilmington, PA-NJ-DE-MD metro.
to buy the typical home at today's mortgage rate — +$2,034 (+125%) since Jan 2020.
- 1 year
- Up $27,787 +4%
- $669,956$697,743 since Sep 2025
- 5 years
- Up $163,307 +31%
- $534,436$697,743 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Ambler$3,662
- Pennsylvania$1,507
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 13 years.
Typical home values in Ambler, PA rose 4.1% over the past year — faster than the nation's +1.2%.
Asking rents in Ambler, PA rose 8.5% over the past year — faster than the nation's +2.7%.
Owning the typical home in Ambler runs $3,271/mo more than renting one — the widest that gap has been in this data.
That is $5,192 a month against $1,921 rent: a $3,662 mortgage payment, plus $782 property tax and $747 insurance & upkeep.
Owning vs renting — Ambler
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$5,192
- Renting$1,921
- Mortgage only$3,662
Property tax · $782/mo 1.35% of value a year — the ACS 2020-2024 median bill over the median home value for Montgomery County, PA
Insurance & upkeep · $747/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Ambler, Montgomery County, Pennsylvania
Ambler is a borough of 6,807 people in Montgomery County. 50% of its homes are lived in by their owners and 50% are rented. Unemployment in Montgomery County was 3.4% in August 2026, and the county had 0.3% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then professional services.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Ambler is a small borough in Montgomery County, with a population that sits in the middle years of adulthood. Homes here are split evenly between those lived in by their owners and those rented, so renters make up a larger part of the town than across much of the county. Household incomes and home prices both sit in the range of a suburban area close to a big city, and a good number of adults hold a four-year degree. Winters are cold, with January the coldest month, and summers are warm, with July the warmest.
Work. Many residents work in schools, hospitals and social care, followed by professional and business services, shops, and banks, insurance and property. Within Ambler itself, the larger workplaces include Weavers Way Co-op-Ambler, a grocery cooperative, Kencrest Services, which runs residential facilities for people with developmental disabilities, and Saber Health Group, which operates nursing homes. A typical commute is a moderate one, and a good number of residents work from home. Across Montgomery County, unemployment is lower now than a year ago.
Things to do. The big attractions are in Philadelphia, a longer drive away. The best known is Independence Hall, an historic site, and the Philadelphia Museum of Art is among the city's major museums. Sports fans can also reach Lincoln Financial Field, a stadium, and the Philadelphia Zoo is there for a family outing.
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- 2,699households
- 48%of adults have a degree
- 6%below the poverty line
- 22 mintypical commute
- 24%work from home
What residents work in
Employed residents by industry, from the Census survey. Montgomery County had 504,216 jobs in 2025, 0.3% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 40° and lows near 24°; warmest in July, with highs near 85° and lows near 67°.
Average daily high and low, 1991–2020, at the Willow Grove Nas weather station, 5 miles away (NOAA).
Largest workplaces in Ambler
- Caddick UtilitiesAqueduct construction128
- Weavers Way Co-op-AmblerCommissaries, primarily groceries104
- Saber Health GroupNursing homes95
- AmblerMail and parcel delivery67
- Kencrest ServicesIntellectual and developmental disability facilities, residential23
- The Beauty Institute-AmblerCareer school21
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 5 workplaces with 20 or more staff, 417 people in all. Colleges come from IPEDS (NCES, 2023–24). Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Winter weatherRelatively high
- Heat wavesRelatively moderate
- Cold wavesrelatively high in parts of AmblerRelatively moderate
- Strong windRelatively moderate
- Inland floodingRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Ambler’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Montgomery County and the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD metro.
Ambler home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Ambler$697,743
- Pennsylvania$287,078
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 5 Ambler listings, and the typical home goes pending in 7 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Ambler20.87%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Ambler7
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Ambler63
New listings per month
Sellers arriving at the market.
- Ambler30
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Ambler$732,058
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Ambler104.35%
Zip codes with a Ambler address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Ambler — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.