Ambler
Ambler is a cute town to walk around with easy access to Philadelphia
Only 16 miles from Center City, Philadelphia, and connected by the Regional Rail, Ambler is rich in history and has a great town center with restaurants, bars, breweries, shopping, small businesses, movie theater, and theatre too!
Ambler is part of the Wissahickon School District and offers many parks and recreational areas, including a skate park, as well as a mini-downtown life. You may even catch me having a glass of wine at one of the lovely restaurants after I finish up work at my office.
Downtown Ambler is a walkable, social, cultural and business center with terrific curb appeal, enchanting area residents, visitors and the surrounding communities in the Delaware Valley. Combine this with eclectic shopping, award-winning entertainment options, delectable dining, and professional services, all located in a captivating, small-town setting.
Ambler hosts many well-attended annual events throughout the year, including the Auto Show (May), Ambler Arts & Music Festival (June), OktoberFest (October), Christmas Parade (December), and Restaurant Week (January and July).
From May to October, Ambler boasts a Farmer’s Market every Saturday, as well as First Fridays, a once-a-month festival with arts, games, live music, merchant promotions and delicious foods.
There is no better team to help you with real estate buying or selling in Ambler than the Shaina McAndrews Team powered by EXP Realty! Let’s Talk! Call now or Book a call to get started.
Neighborhood Overview
On a Friday night in Ambler, Butler Avenue is buzzing with people heading to dinner, catching a show at the Ambler Theater, and strolling past brick storefronts that glow like a small downtown city block. Living in Ambler gives you that walkable main‑street energy with the comfort of established neighborhoods, mature trees, and easy access to Philadelphia and the broader Montgomery County suburbs.
Ambler Borough itself is compact and lively, while the greater Ambler area spills into surrounding townships with more traditional suburban neighborhoods and larger homes. Recent data shows that Ambler continues to attract buyers looking for a mix of historic charm, revitalized downtown amenities, and strong local schools in the Wissahickon School District. If you’re starting to explore homes for sale in Ambler or wondering if Ambler is a good place to live, think of it as a “small town with big options” kind of place.
Lifestyle and Local Highlights
Day‑to‑day life in Ambler tends to revolve around its vibrant downtown core and easy access to parks and trails. On the ground, this looks like:
A walkable main street along Butler Avenue, with locally owned restaurants, coffee shops, breweries, boutiques, and the historic Ambler Theater anchoring the cultural scene.
A steady calendar of community events and festivals, farmers’ markets, and seasonal celebrations that keep the town center active most of the year.
Nearby parks and nature, including Ambler Borough Park, Four Mills Nature Reserve, and other local green spaces that offer trails, playgrounds, and access to the Wissahickon Creek area.
A tight‑knit community feel, where long‑time residents, young professionals, and families all share the same small downtown, schools, and events.
When I help clients think through living in Ambler, we talk a lot about lifestyle: do you want to walk to dinner and the train, or would you rather be a few minutes outside the borough with a bit more yard and parking? What surprises many buyers here is how much you can do without getting in the car if you’re close to downtown, and how easy it is to “pop into the city” when you want more.
Housing and Architecture
Ambler real estate offers more variety than you might expect from a small borough. When buyers ask, “What types of homes are in Ambler?” I usually describe it this way:
In‑town Ambler Borough: A mix of historic rowhomes, twins, and older single‑family homes, plus some modern townhomes and newer luxury communities like Mattison Estate nearby.
Surrounding suburbs (greater Ambler area): More traditional single‑family homes, split‑levels, colonials, and newer construction in nearby townships with Ambler mailing addresses.
Condos and townhome communities: A helpful option for first‑time buyers and downsizers who want Ambler’s location and amenities with lower maintenance.
Price points in Ambler can vary significantly based on proximity to downtown, school district lines, and age/finish level of the home. Recent data shows median prices in the general Ambler area hovering in the mid‑ to upper‑$500,000s for closed sales, with some sources noting median list or sale prices ranging from the high $400,000s into the $700,000s depending on the time snapshot and what’s included in “Ambler.” In my day‑to‑day work helping buyers here, we look very closely at which township and school district a property falls into, since that has a direct impact on both value and long‑term resale.
Commuting and Location
Ambler’s location is one of the reasons it has such strong, consistent demand. Key commuting and access highlights include:
SEPTA Regional Rail: Ambler Station on the Lansdale/Doylestown Line offers direct service into Center City Philadelphia, making it realistic to live in Ambler and commute into the city without driving every day.
Highway access: Ambler is convenient to Route 309 and the Pennsylvania Turnpike, which connect you quickly to other parts of Montgomery County, Bucks County, and regional employment centers.
Everyday convenience: Grocery stores, medical offices, fitness options, and big‑box retail are a short drive away in surrounding townships, while downtown provides daily essentials and dining on foot.
For buyers, this shows up as genuine flexibility: you can rely on the train, drive to the office, or split your work between the city and suburban hubs without an overly complex commute. If an easy commute is one of your top priorities, we’ll map potential homes against your actual route so you understand what your commute feels like in real life—not just on a map.
Schools and Education
Most of the Ambler area is served by the Wissahickon School District, which includes schools such as Wissahickon Senior High School and Wissahickon Middle School. According to sources such as the district’s own information, Niche, and GreatSchools profiles, the district has strong academic indicators and a range of programs and activities for students.
Families can review data from:
The Wissahickon School District website for official information about boundaries, programs, transportation, and enrollment.
GreatSchools.org for school‑by‑school profiles, test score data, and parent reviews.
Niche.com for district and individual school pages that include overall grades, student‑teacher ratios, and community reviews.
Publicly available information from these sites can help you understand which schools serve a specific address, what programs are available, and how current families describe their experience. I always encourage clients to verify details directly with the district, schedule tours when possible, and use multiple resources when evaluating schools, since ratings, boundaries, and offerings can change over time.
2025 Housing Market Snapshot
In 2025, the Ambler housing market remained competitive and generally favored sellers, though there were signs of softening compared with the most intense pandemic‑era years. One housing market report for 2025 noted a median sale price around the high $500,000s, with list‑to‑sale price ratios near 98 percent and average days on market in the two‑week range for at least one point in the year. Other sources citing broader Ambler data placed median home prices nearer to the mid‑$400,000s to low‑$500,000s depending on the timeframe and whether they included the full “Ambler” mailing area versus just the borough.
In practice, this meant that well‑priced homes—especially those close to downtown Ambler, in the Wissahickon School District, or in popular townhome communities—saw strong interest quickly. For buyers, 2025 in Ambler often felt like a “come prepared” market: you needed solid financing, a realistic understanding of value, and a willingness to move quickly on the right home, but not every property automatically sold over asking. For sellers, the opportunity was to price in line with recent comparable sales, present the home well, and take advantage of continued demand for walkable, transit‑friendly suburbs.
The real‑life takeaway: in 2025, Ambler was still a strong, sought‑after market where serious buyers could succeed with a plan, and sellers who priced correctly were often rewarded with efficient sales and solid offers.
2026 Housing Market Outlook
Heading into and through 2026, early indicators suggest that Ambler’s market remains healthy but is adjusting to a more balanced, data‑driven environment. Recent trend reports show that listing counts have increased compared with earlier periods, while median sale prices have seen small month‑over‑month and year‑over‑year dips in some snapshots, along with shorter days on market and modest changes in price per square foot. These shifts point to a market where buyers are more price sensitive but still very interested in Ambler’s location, lifestyle, and schools.
For buyers, this shows up as slightly more inventory to choose from and a bit more negotiating room on price or inspection items in certain segments—especially for homes that need updates or have been sitting for a few weeks. That said, the most desirable homes near downtown, in sought‑after school zones, or in newer communities can still move quickly and command strong offers. For sellers, the opportunity in 2026 is to be strategic: understand where the market is today (not two years ago), price based on very recent comparable sales, and make targeted improvements that help your home stand out online and in person.
The real‑life takeaway: in 2026, Ambler remains a high‑demand suburb, but success on both sides of the transaction is less about “luck” and more about smart pricing, preparation, and negotiation.
Who This Area Is Great For
From my work with buyers in Ambler and nearby neighborhoods, this area tends to be a great fit for people who want:
A lively, walkable downtown with restaurants, breweries, coffee shops, and a historic theater—all within a few blocks of home.
Strong commuter options, including a direct regional rail line to Center City and quick access to key suburban job centers.
A small‑town feel with community events, local businesses, and neighbors who are invested in the town’s future.
Proximity to the Wissahickon School District and other nearby districts that draw many families to this part of Montgomery County.
A mix of historic character homes and newer communities, with options for first‑time buyers, move‑up buyers, and downsizers.
If you’re asking, “Is Ambler a good place to live?” it’s especially compelling for people who value walkability, culture, and convenience more than large lot sizes or very new construction.
Buying a Home in Ambler
When I help clients with buying a home in Ambler, we start by aligning your lifestyle priorities with the part of Ambler that fits you best—downtown borough streets, nearby townhome communities, or quieter surrounding neighborhoods. A typical Ambler buying process might include:
Touring a mix of in‑town twins, rowhomes, and single‑family homes to compare space, parking, and walkability against nearby suburban neighborhoods with Ambler mailing addresses.
Reviewing very recent sales in your target micro‑area, since values can differ between the borough, neighboring townships, and specific communities like newer luxury developments.
Deciding in advance how aggressive you’re comfortable being on offers in a competitive situation and where you’re open to compromise (updates, outdoor space, exact distance to the train, etc.).
For buyers, understanding how the Ambler housing market is behaving right now—days on market, typical list‑to‑sale ratios, and how quickly homes near the train or in specific school zones are going—is key to avoiding both overpaying and missing out. What my clients usually care most about here is getting the “right” location within Ambler and surrounding townships, since that drives both daily life and long‑term resale strength.
If you’re actively looking at homes for sale in Ambler, having a local realtor who tracks micro‑market trends, knows how different communities perform, and can guide you through inspections, negotiations, and appraisals will make the process smoother and less stressful.
Why Live in Ambler?
There are many reasons why someone might want to live in Ambler, PA. Here are a few of the most compelling:
Location: Ambler is located in Montgomery County, PA, just 17 miles north of Philadelphia. It is situated in a convenient location with easy access to major highways such as the Pennsylvania Turnpike and Route 309.
Community: Ambler has a strong sense of community, with a variety of local events, festivals, and activities throughout the year. It is also home to a diverse range of residents, including families, young professionals, and retirees.
History and culture: Ambler has a rich history dating back to the 18th century, and many of its historic buildings and landmarks have been preserved and restored over the years. It is also home to a vibrant arts and culture scene, with several theaters, galleries, and museums in the area.
Outdoor recreation: Ambler is surrounded by beautiful parks and outdoor spaces, including the Wissahickon Valley Park, which offers miles of hiking and biking trails, and the nearby Schuylkill River Trail.
Real estate: Ambler offers a wide range of housing options, from historic Victorian homes to modern townhouses and apartments. With a variety of price points and styles to choose from, there is something for every budget and taste.
Schools: Ambler is home to some of the top-rated schools in the region, including Wissahickon School District, which consistently ranks among the best in the state.
Overall, Ambler is a great place to live for those looking for a mix of history, culture, community, and outdoor recreation, all within easy reach of Philadelphia and other popular destinations in the region.
Ambler real estate market
The real estate market in Ambler, PA is stable with a slight increase in property values over the past year. The median home price in Ambler, PA is around $400,000. The average list price is $465,000. The inventory of available properties is moderate with a slightly lower number of homes on the market compared to the same time last year. However, properties in desirable neighborhoods are selling quickly with multiple offers being submitted. Overall, the real estate market in Ambler, PA is favorable for both buyers and sellers.
Talk to Shaina for the latest information on the Real Estate Market in Ambler.
Ambler History
In 1716, the first landlords of Ambler Borough, William and George Harmer, purchased 408 acres from William Penn. William Harmer built a grist mill powered by the Wissahickon Creek, "the first commercial venture in the Ambler area". He also built a stone dwelling with casement windows and diamond shaped leaded glass, near what is now the intersection of Butler Pike and Morris Road.
Ambler Borough, formerly known as Wissahickon Village, had its first road built in 1730: Mt. Pleasant Ave. The second road to be built was Butler Pike which is the main drag through Ambler.
Increasingly from 1750 to 1850, industries developed throughout the watershed, using local waterways to provide power and carry away waste. The area supported nine mills, producing flour, timber, paper and cloth. They are identified by Dr. Mary Hough as Plumly Mill (first owned by William Harmer), Fulling Mill (owned by Andrew and Mary Ambler), Thomson's Mill, Reiff Mill, Wertsner Mill, Hague Mill, Burk Mill, a Silk Mill, and a Clover and Chopping and Saw Mill. However, as steam power replaced water power in the 1870s and 1880s, the mills were unable to compete, and were abandoned.
How did it get the name ambler?
I am glad you asked. The story behind Ambler’s naming is one of tragedy meeting heroism.
Mary Johnson Ambler (
1805-1868)
Ambler Hero
Mary was a petite, community-minded woman who led the rescue and nursing of the survivors of a train wreck in 1856.
Ambler, Pa. is named for her.
In 1855, Wissahickon Station became a stop on the North Pennsylvania Railroad line. On July 17, 1856, the town was the site of a disastrous train accident: The Great Train Wreck of 1856. The northbound Shackamaxon, a picnic excursion train, and the southbound Aramingo collided head on, killing 59 people instantly (most under the age of 20), with another 86 injured. Mary Johnson Ambler, a local Quaker woman, walked two miles to the crash site, bringing medical supplies. When Mary arrived, there were no doctors there. No one was in charge.
Mary told people what to do. She asked them to carry the hurt people to her house. People needed stretchers. They tore shutters off of buildings. They carried people on the shutters. Mary went back to her house. She turned her house at Tennis Avenue and Main Street into an impromptu hospital for nursing the survivors. She took sheets and petticoats. She tore them into strips. These were used as bandages. Mary worked hard. She worked for a long time. She helped many hurt people. She let the people stay at her house until they could go home.
Thirteen years later, in 1869, the railway company renamed the station Ambler in her honor. The post office followed suit, and when the borough was formally incorporated on June 16, 1888, it too took the name of Ambler, in honor of Mary Johnson Ambler.
The tragedy led to train safety awareness. Two days after The Great Train Wreck of 1856, The New York Times published a scathing editorial exhorting railroads to exercise greater safety. Namely, trains travelling in two directions should never share the same tracks. More broadly, there were several other changes implemented, such as the use of the telegraph to notify stations of late trains and communicate other relevant information. The number of passengers on trains became a major concern, especially as it applied to children.
Businesses in ambler
Ambler Borough is a happening spot! Businesses work with and support the community.
Shaina McAndrews Team- Top real estate team in the area to help you buy, sell your property. Involved in the community and donates to local causes. Shaina McAndrews is regularly at the office on Butler Ave, however, it is best to make an appointment with her prior to arriving.
Act II Playhouse- a 130-seat professional theatre founded in 1998. Act II has been nominated for 31 Barrymore Awards and has won six.
Aloha Smoothies- Try the Ambler smoothie bowl, divine!
Ambler Theater- a nonprofit community arthouse theater
Bridget’s Steakhouse ~ Dinner Menu / Lunch Menu Specials
KC’s Alley- pub grub
Lab Comedy Theater- Improv shows and affordable tickets make this a great date night!
La Provence ~ Dinner Menu / Lunch Menu Specials
Pasta Sorrentino - MY FAVORITE!
Well Crafted Brewery- Great trivia hosted on Thursdays!
Events in ambler, Pa
Find out more about events on Ambler Main Street website.
Ambler Restaurant Week- January & July. Great menus at all the local hot spots!
Ambler's Farmers Market- West Butler Pike & South Maple Street. Saturdays during the season 9am-Noon
First Fridays- Support local businesses and connect with the community. The first Friday of each month, May through October. The free “Kid’s Zone” offers arts and crafts, games, inflatables, shows and more. There is always plenty of live music and original art to enjoy as well as delicious food and special merchant promotions, including complimentary wine and cheese, special deals and more.
Dog Days of Ambler- A day in August where dogs are celebrated and judged. Prizes for judged events in the following categories: Best Groomed, Largest Dog, Smallest Dog, Looks most like owner, best name, only a mother could love, best trick, celebrity look alike, best dressed in philly sports attire and many more!
Ambler Car Show- A Sunday in September: “The Best Little Car Show Around”. Butler Avenue will close for the event from Lindenwold Avenue to Main Street so that more than 200 classic cars and their owners can compete for a litany of prizes. The show takes place from 12 – 5pm to welcome families and folks who can stroll down the Avenue, go to the restaurants and shops or grab a bite from one of the local food trucks which will be parked along Ridge Avenue for this special celebration.
Oktoberfest- Ambler restaurants and businesses will have special offerings all day. With over 90 vendors and 10 food trucks lining Butler Avenue and the side streets, kids rides, a beer garden, musical performances on 2 stages all day and more – there will surely be something to interest everyone! Beer Garden, Food Vendors, Restaurant Samplings, Arts & Craft Vendors, Kids Rides, Musical Entertainment, Business Specials.
Halloween Parade & Extravaganza @ Ambler Theater- Bring your ghost and goblins out for trick or treating, pumpkin decorating, entertainment, kid friendly activities and yummy treats all provided by Ambler business. The theater lobby is the hub of activity – when you check in there you can partake in the activities right away, or choose to go on the Halloween walk to participating businesses. Prizes for best costumes in various categories will be awarded at various times
Holiday Tree Lighting- Attention all ye who seek Holiday Cheer! The annual Holiday tree lighting will be on Black Friday typically around 5pm. Held at The First Presbyterian Church of Ambler
Small Business Saturday- Small Business Saturday® is celebrated every year on the Saturday after Thanksgiving. It is a day dedicated to helping support the small businesses that help to create jobs, boost the economy, and preserve neighborhoods around the country. This year, Small Business Saturday is Nov 28th, so go out and Shop Small at your favorite small Ambler businesses and be a part of helping our community prosper. Let’s make this the most successful Small Business Saturday yet!
Holiday Parade- Ambler Main Street’s Annual Holiday Parade is typically in early December! The parade is always a wonderful community event that you don’t want to miss. Arrive early to get your prime spot on Butler Ave and enjoy the bands, floats, Mummers, and more. And, don’t forget who else will be there… SANTA!
Santa Arrives by Train- Join us to welcome Santa by train and then take a walk to the new Borough Hall for milk and cookies while Santa and Mrs. Claus read a story to all the boys and girls. We hear old Saint Nick will be bringing some special treats! Join the Fun! This is an Ambler tradition.
Parking in Ambler
SUNDAYS AND AFTER 6 PM ARE ALWAYS FREE.
Weekdays are also free from 12-2PM
Fifty cents buys you 1 hour of parking on all meters
Ambler parking lots are located on Lindenwold at Butler Ave., Cavalier at Butler Ave., and Butler at the Train Tracks.
Ambler resources
AMBLER MAIN STREET PROGRAM: www.AmblerMainStreet.org
MONTCO SAAC (Senior Adult Activities Center): www.MontcoSAAC.com
WISSAHICKON VALLEY HISTORICAL SOCIETY: www.wvalleyhs.org
WISSAHICKON VALLEY PUBLIC LIBRARY – AMBLER BRANCH: www.wvpl.org
WISSAHICKON WATERSHED ASSOCIATION: www.wvwa.org
WISSAHICKON SCHOOL DISTRICT: www.wsdweb.org
OUR LADY OF MERCY REGIONAL CATHOLIC SCHOOL: www.olmrcs.com
ST. ANTHONY PRESCHOOL & CHILDCARE: www.saintanthonyparish.org/preschool-child-care.html
Ask me about buying a home in Ambler, selling a home in Ambler, and renting property in Ambler Borough, PA.
Work With a Local Expert
Ambler and the surrounding Montgomery County suburbs are a core part of my everyday work as a local realtor, and my team and I are deeply familiar with its neighborhoods, school districts, and current market dynamics. When I work with sellers in the Ambler area, we focus on accurate pricing, thoughtful prep plans, and polished marketing that highlights both your home and its connection to everything people love about living in Ambler. With buyers, we combine straightforward education, clear expectations, and strong negotiation so you understand exactly what it takes to get from browsing Ambler real estate online to owning a home that fits your life.
You have two simple, low‑pressure ways to take the next step:
Quick call with Shaina McAndrews, Realtor
Use this link to schedule a short call: https://calendly.com/agentshainamc/quick-call
This is perfect if you’re 3–12 months out from a move, comparing Ambler to other Montgomery County towns, or just starting to explore buying a home in Ambler. On this call, we’ll talk through your timeline, budget, and goals, walk through how the Ambler market is behaving right now in your price range, and outline clear next steps so you know exactly what to do next.Ambler home value and pricing insight
If you already own a home in or around Ambler and are curious what it might sell for in today’s market, start here:
http://app.cloudcma.com/api_widget/4c119a73549ddc99191fd9e9192a3990/show?post_url=https://app.cloudcma.com&source_url=ua
You’ll receive a detailed home value report with recent comparable sales, local pricing trends, and a data‑backed range for your property in the current Ambler market. From there, we can refine the numbers with an in‑person visit and build a step‑by‑step plan if selling in the next 6–18 months is on your radar.
Whether you’re casually exploring Ambler homes for sale, getting serious about living in Ambler, or planning a sale in the next year or two, partnering with local expert Shaina McAndrews gives you clarity, strategy, and a trusted advocate from first questions to closing.
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