King of Prussia, PA Housing Market Snapshot

King of Prussia value bands by product type

In King of Prussia, townhomes and condos anchor the entry tier, single-family detached homes carry the middle of the $475K–$525K (Montco assessor + ACS) range, and estate lots sit above it. Combined 2025 Montgomery County + Upper Merion Township + UMASD millage per the county Board of Assessment. Assessed-value ranges are public through the Montgomery County Board of Assessment; live closed comparables require Bright MLS access — Saiid can run a CMA on any 19406 address the same day you ask.

• Montgomery County Board of Assessment

What drives King of Prussia pricing

Four levers dominate here. (1) Schools — Upper Merion Area School District, with Upper Merion High School, Upper Merion Middle School, Caley Elementary in the feeder pattern. (2) Commute — I-76 (Schuylkill) at KoP interchange, I-276 (PA Turnpike) exit 326, US-202 / US-422. (3) Employment within reach — Vanguard (nearby Malvern), GSK, Lockheed Martin. (4) Walkability to King of Prussia Town Center, King of Prussia Mall district. Two otherwise identical King of Prussia homes can differ 10–15% on attendance zone and station distance alone.

Carrying cost in Upper Merion Township

Price is only half the monthly number. King of Prussia buyers should model an effective combined rate near 1.4%–1.7% of market value across county, municipal, and Upper Merion Area School District bills. Offsets that apply locally: PA Homestead / Farmstead Exclusion (Act 50), PA Property Tax/Rent Rebate Program (age 65+ / disabled). Two homes at the same price in different Montgomery County municipalities can differ by $2,000+ a year.

• Upper Merion Township — official site

Live market data (partner sites)

Cross-reference the portals below to triangulate King of Prussia pricing — no single portal is authoritative, and each lags actual Montgomery County closings differently:

• King of Prussia — Zillow market page
• King of Prussia — Realtor.com market
• King of Prussia — Redfin market
• King of Prussia — Homes.com

Bright MLS is the source of truth

Zillow's "Zestimate", Realtor.com and Redfin estimates each pull from different datasets and lag actual closings. For a defensible King of Prussia market value, Saiid pulls comps directly from Bright MLS — the platform every Montgomery County listing agent inputs into — and filters to the same attendance zone and 19406 ZIP rather than a town-wide average.