To find the safest suburbs in Pennsylvania with a high quality of life, consider options like Cecil Township, Dallas Township, and Hampden Township, which consistently rank for their low crime rates. Other notable choices include Upper Allen Township and Shaler Township, known for decreasing property crime. These suburbs offer a balanced lifestyle with strong communities and amenities, making them ideal for families and individuals seeking security and well-being.
Why Safety and Quality of Life Matter
Buying a home isn’t just a transaction—it’s an investment in your future. Safe neighborhoods with strong schools and thriving local economies often:
- Maintain higher property values over time.
- Offer a stronger sense of community.
- Provide better long-term returns for investors.
Top Suburbs in Pennsylvania for Safety and Quality of Life
Below are some of the most highly-rated Pennsylvania suburbs, based on crime statistics, school rankings, amenities, and resident satisfaction surveys.
1. Upper St. Clair (Pittsburgh Area)
- Crime Rate: 60% lower than the national average.
- School Quality: Consistently ranked among the top 5 districts in Pennsylvania.
- Key Perks: Parks, golf courses, and easy access to Pittsburgh city amenities.
Example: A 3-bedroom home here averages around $450,000, which is about $100,000 higher than the Pittsburgh metro average – but buyers cite the peace of mind and excellent schools as well worth the premium.
2. Lower Merion Township (Philadelphia Main Line)
- Crime Rate: 50% lower than the national average.
- Schools: Rated A+ by multiple ranking agencies.
- Amenities: Upscale shopping, gourmet dining, quick rail access to downtown Philadelphia.
3. Hershey (Dauphin County)
- Crime Rate: Exceptionally low violent crime rate.
- Community Vibe: Known as “The Sweetest Place on Earth,” Hershey offers charming neighborhoods and renowned medical facilities.
- Bonus: Hersheypark and local attractions drive tourism, strengthening the local economy.
4. Fox Chapel (Allegheny County)
- Crime Rate: One of the lowest in the Pittsburgh region.
- Home Values: Median prices exceed $700,000, reflecting high demand.
- Why People Love It: Tree-lined streets, top-ranked schools, and a serene, suburban feel.
5. Emmaus (Lehigh Valley)
- Crime Rate: 40% lower than national average.
- Affordability: Median home prices around $300,000, making it attractive for young families.
- Community: Active downtown with farmers markets, local festivals, and strong community engagement.
Comparing Suburbs: Safety, Cost, and Schools
Here’s a quick comparison to help visualize key differences:
Suburb | Crime Rate vs. National Avg | Median Home Price | School Rating (out of 10) |
Upper St. Clair | -60% | $450,000 | 9 |
Lower Merion Twp | -50% | $600,000 | 10 |
Hershey | -55% | $350,000 | 8 |
Fox Chapel | -70% | $700,000 | 10 |
Emmaus | -40% | $300,000 | 8 |
Note: Data derived from 2024 local reports and housing market surveys.
What to Consider When Choosing a Suburb
Before making a decision, consider these factors:
- Commute Times: Do you need quick access to city centers for work?
- School Districts: Even if you don’t have kids, strong schools often mean stronger property values.
- Crime Statistics: Look beyond just property crime – focus on violent crime rates for peace of mind.
- Future Development: Research upcoming projects that might impact taxes, traffic, or amenities.
Tip: Use online tools or local real estate professionals to compare crime maps and school ratings.
Practical Strategies for Buyers and Investors
- Use Online Calculators: Estimate mortgage payments, taxes, and potential rental income.
- Visit at Different Times: Drive through neighborhoods on weekends, evenings, and weekday mornings.
- Talk to Residents: Local insights often reveal nuances you won’t find in statistics.
- Consult Real Estate Pros: Agents often have inside knowledge about which areas are trending up.
Key Takeaways
- Safety and schools are key drivers of value. Investing in a safer suburb with good schools often results in higher resale value.
- Balance cost vs. quality of life. Some areas offer excellent safety at more affordable prices.
- Use data, but trust your gut too. Numbers guide the process, but living in a neighborhood that “feels right” is equally important.
Ready to Find Your Ideal Suburb?
Choosing where to live is one of the most impactful decisions you’ll make. Take the time to research, compare, and visit neighborhoods. Consider working with trusted real estate professionals to help navigate your options.
Next Step: Use an online neighborhood comparison tool, consult local agents, or attend open houses in your target suburbs to get a true feel for the community.
