Which Lansdale, and which school district
Lansdale is a borough, incorporated in 1872, about three square miles, ringed by exactly four townships — Montgomery, Hatfield, Towamencin and Upper Gwynedd. Schools are North Penn.
The mailing address is where it goes wrong. “Lansdale, PA 19446” reaches into all four of those townships plus Worcester and Kulpsville; Towamencin Township runs its own administration building out of a 19446 address on Troxel Road. Same post office, same school district, different municipality — and the municipality writes a meaningful share of the tax bill.
The tax bill that follows
Montgomery County assessments still sit on a 1996 base year. The Common Level Ratio factor for documents accepted between 1 July 2026 and 30 June 2027 is 3.36, so a working assessed value is the market price divided by 3.36 — roughly thirty cents of assessment for every dollar of value.
Inside the borough for 2026: county 5.462 mills plus 0.490 for the community college, borough 8.500 after a half-mill rise adopted 17 December 2025, and North Penn 33.3280 for 2026–27, up from 32.2040 and adopted 18 June 2026. Total 47.780.
A quarter mile into Upper Gwynedd it is 41.951. Same district, same base year, 5.829 mills less.
The arithmetic on a real number, and treat it as an estimate. Redfin put the median sale inside Lansdale Borough at $449,755 for June 2026, on 51 sales — one of very few genuinely municipal medians anywhere in this county. Divide by 3.36 and you get about $134,000 assessed; at 47.780 mills that is roughly $6,400 a year, near enough $533 a month of escrow before a dollar of insurance. Watch which figure is which when you compare: the borough’s own published example is a borough-only bill of $1,105 on an average assessment of $130,000, and North Penn’s is a school-only bill of $4,931 on an assessment of $147,965. The school district is about four fifths of what you pay.
Two numbers ignore the township line. Realty transfer tax is 2.000% at every Montgomery County address — 1% to Pennsylvania, 0.5% to the municipality, 0.5% to the school district — identical in Hatfield, in Towamencin and in the borough. Earned income tax for borough residents is 1.0%, half to the borough and half to North Penn, collected by Berkheimer.
The houses
The Census counts 7,523 units in the borough. About 25.9% predate 1940 and 81.1% predate 1980.
The mix is the unusual part. Attached homes — row homes, twins, townhouses — come to 2,523 units, 33.5% of the stock, against 2,036 detached at 27.1%. Attached outnumbering detached is uncommon in Montgomery County, where detached runs to roughly 54% of everything. Another 625 units sit in two-unit buildings and 599 in three- and four-unit buildings.
The borough’s design review manual names American Four Square as the signature of the older neighborhoods, alongside Gothic Revival, Victorian, twins, ranch, Cape Cod and bungalow. The row at 733–739 West Third Street dates to 1900. As of the 2019 comprehensive plan the borough had no local historic district, no preservation ordinance and no historical commission; creating all three sat in the plan as recommendations. One small overlay governs development beside the Jenkins Homestead.
What a lender will ask about here
Age comes first. Council was told 94% of the borough’s housing stock predates 1978, so the lead-paint disclosure turns up on nearly every sale in town.
Then the utility question, which belongs to this borough and almost nowhere else. Lansdale runs its own electric company, one of about 35 municipal electric utilities in Pennsylvania and one of two in this county, at $16.00 a month plus $0.1994 per kilowatt-hour after a 15% increase approved in November 2025. Portions of the borough are on PECO instead. Which one an address is on is a real question and it moves the monthly figure. Sewer is the borough’s, on a published multi-year schedule: $68.70 a quarter plus $6.77 per hundred cubic feet in 2026, average quarterly bill $172.50. Water is North Penn Water Authority. Trash is nobody’s but yours.
Last, the form the appraiser fills in. A twin appraises off comps that are also twins. A three-unit on Broad Street goes on a different appraisal form from a single-family house, with its own reserve and down-payment rules attached. Say which one it is on the first call and the lender can tell you what changes.
Next town over
Souderton and Harleysville are up Route 63 in the Souderton Area district, a different school bill entirely — see Souderton and Harleysville. Ambler is four stations down the Lansdale/Doylestown Line and its own tax puzzle.
What to do next
Call and say the street. If you know the township, say that too; if you don’t, give the cross street and we will work it out. A licensed Pennsylvania mortgage lender calls you back, usually the same working day and by the end of the next working day at the outside. Typing is fine too. Send it along and it lands in exactly the same place. Lansdale rewards the buyer who settles the municipality question before the offer, so the first tax bill holds no surprises.
