NookLocal data
The school district value matrix: academics vs. what you’ll pay
Rankings sites grade schools but ignore taxes. County millage sheets list taxes in numbers you can’t compare across county lines. This table joins the two for every district serving Bucks, Chester, Delaware, Montgomery, Berks, Lancaster, and the Lehigh Valley: official state academic results next to the effective tax rate: millage converted through each county’s Common Level Ratio into a simple percentage of your purchase price.
Academics: PA Department of Education, 2025 PSSA & Keystone district files and SY 2024-25 cohort graduation rates. Taxes: 2026 county/municipal millage, 2025-26 school millage, STEB 2025 Common Level Ratios. Compiled 2026-06-26. The July 1 CLR update is already in these rates; school millage updates when PDE certifies the new year’s file in the fall, and the rankings shift then.
Best school districts by county: BucksMontgomeryChesterDelawareLehigh ValleyBerksLancasterPhiladelphia
Top 5 by value: BucksMontgomeryChesterDelawareLehigh ValleyBerksLancaster
Value standouts: above-median schools, below-median taxes
36 of 112 scored districts clear the footprint’s median Academic Index (62.8) at a below-median total tax rate (1.37% of home value). The first six, by value ratio:
New Hope-Solebury
81.1Bucks County
- Typical total tax
- 0.95% / yr
- On a $450,000 home
- $4,284/yr
- Median sale (12 mo)
- $951,000
Browse: New Hope, New Hope Borough, Solebury Township
Great Valley
74.8Chester County
- Typical total tax
- 0.95% / yr
- On a $450,000 home
- $4,294/yr
- Median sale (12 mo)
- $660,000
Browse: Charlestown Township, East Whiteland Township, Malvern Borough
Palisades
68.9Bucks County
- Typical total tax
- 0.89% / yr
- On a $450,000 home
- $3,989/yr
- Median sale (12 mo)
- $655,000
Browse: Springfield Township, Tinicum Township
Wissahickon
77.6Montgomery County
- Typical total tax
- 1.05% / yr
- On a $450,000 home
- $4,719/yr
- Median sale (12 mo)
- $657,500
Browse: Ambler, Ambler Borough, Lower Gwynedd
West Chester Area
68.5Chester County
- Typical total tax
- 0.93% / yr
- On a $450,000 home
- $4,204/yr
- Median sale (12 mo)
- $625,000
Browse: East Bradford Township, East Goshen Township, Thornbury Township
Colonial
79.0Montgomery County
- Typical total tax
- 1.08% / yr
- On a $450,000 home
- $4,861/yr
- Median sale (12 mo)
- $556,500
Browse: Conshohocken, Conshohocken Borough, Plymouth Township
All 113 districts
| District | PSSA / Keystone / Grad | |||||
|---|---|---|---|---|---|---|
Lower MerionPremium Montgomery County | 86.9 | 82% / 87% / 98% | 1.45% 1.37–1.52% across 2 munis | $4,729/yr | $900,000 767 sales | 59.9 |
Radnor TownshipValue Delaware County | 86.3 | 82% / 85% / 96% | 1.26% | $3,884/yr | $1,150,000 289 sales | 68.5 |
SpringfieldPremium Delaware County | 83.1 | 76% / 83% / 98% | 1.78% 1.70–1.87% across 2 munis | $5,453/yr | $500,000 294 sales | 46.7 |
Haverford TownshipPremium Delaware County | 82.7 | 78% / 81% / 97% | 1.58% | $4,832/yr | $550,000 521 sales | 52.3 |
Chester County · also Delaware County | 82.7 | 77% / 81% / 98% | 1.26% 1.24–1.34% across 6 munis | $4,666/yr | $813,400 322 sales | 65.6 |
Tredyffrin-EasttownValue Chester County | 82.6 | 76% / 82% / 98% | 1.21% 1.20–1.21% across 2 munis | $4,081/yr | $880,000 541 sales | 68.3 |
Rose Tree MediaValue Delaware County | 81.2 | 76% / 78% / 98% | 1.21% 1.16–1.24% across 4 munis | $3,920/yr | $630,000 373 sales | 67.1 |
New Hope-SoleburyValue Bucks County | 81.1 | 72% / 82% / 97% | 0.95% 0.92–0.99% across 2 munis | $3,037/yr | $951,000 209 sales | 85.4 |
Wallingford-SwarthmorePremium Delaware County | 80.2 | 77% / 76% / 96% | 2.17% 2.03–2.20% across 4 munis | $7,664/yr | $575,000 335 sales | 37.0 |
Garnet ValleyPremium Delaware County | 79.1 | 71% / 78% / 99% | 1.39% 1.37–1.41% across 3 munis | $4,895/yr | $585,000 383 sales | 56.9 |
ColonialValue Montgomery County | 79.0 | 69% / 80% / 97% | 1.08% 1.04–1.10% across 3 munis | $3,553/yr | $556,500 539 sales | 73.1 |
Downingtown AreaValue Chester County | 78.2 | 70% / 77% / 97% | 1.17% 1.13–1.40% across 8 munis | $4,391/yr | $610,000 855 sales | 66.8 |
WissahickonValue Montgomery County | 77.6 | 72% / 74% / 96% | 1.05% 0.97–1.22% across 3 munis | $3,391/yr | $657,500 408 sales | 73.9 |
Central BucksValue Bucks County | 77.5 | 69% / 77% / 96% | 1.11% 1.01–1.24% across 9 munis | $3,693/yr | $639,000 1439 sales | 69.8 |
Council RockValue Bucks County | 77.1 | 68% / 76% / 98% | 1.07% 1.01–1.17% across 5 munis | $3,651/yr | $680,000 903 sales | 72.1 |
Upper DublinPremium Montgomery County | 76.5 | 75% / 68% / 98% | 1.58% | $5,331/yr | $630,000 269 sales | 48.4 |
Lower Moreland TownshipPremium Montgomery County | 75.9 | 73% / 68% / 98% | 1.69% | $5,869/yr | $668,500 114 sales | 44.9 |
Spring-Ford AreaValue Montgomery County · also Chester County | 75.9 | 67% / 75% / 96% | 1.30% 1.28–1.49% across 3 munis | $4,584/yr | $470,000 600 sales | 58.4 |
Great ValleyValue Chester County | 74.8 | 66% / 74% / 94% | 0.95% 0.94–1.07% across 4 munis | $3,471/yr | $660,000 476 sales | 78.7 |
Southern LehighValue Lehigh County | 74.7 | 70% / 68% / 97% | 1.09% 1.06–1.26% across 3 munis | $3,746/yr | $509,500 156 sales | 68.5 |
Perkiomen ValleyPremium Montgomery County | 74.0 | 65% / 73% / 94% | 1.42% 1.36–1.59% across 6 munis | $5,190/yr | $486,500 409 sales | 52.1 |
Springfield TownshipPremium Montgomery County | 73.2 | 63% / 72% / 96% | 1.54% | $5,452/yr | $604,000 205 sales | 47.5 |
ParklandValue Lehigh County | 73.1 | 68% / 67% / 96% | 1.07% 1.04–1.18% across 3 munis | $3,765/yr | $433,120 271 sales | 68.3 |
Manheim TownshipValue Lancaster County | 72.3 | 64% / 70% / 92% | 1.18% | $3,967/yr | $478,750 530 sales | 61.3 |
Owen J RobertsValue Chester County | 72.1 | 67% / 65% / 97% | 1.33% 1.27–1.42% across 7 munis | $5,003/yr | $570,000 397 sales | 54.2 |
Lampeter-StrasburgValue Lancaster County | 71.7 | 59% / 74% / 93% | 1.18% 1.12–1.26% across 3 munis | $4,246/yr | $395,000 245 sales | 60.8 |
HempfieldValue Lancaster County | 71.6 | 61% / 70% / 95% | 1.23% 1.19–1.39% across 4 munis | $4,297/yr | $385,000 609 sales | 58.2 |
MethactonValue Montgomery County | 71.5 | 63% / 68% / 95% | 1.31% 1.24–1.37% across 2 munis | $4,790/yr | $595,000 270 sales | 54.6 |
CocalicoPremium Lancaster County | 71.3 | 63% / 68% / 96% | 1.38% 1.36–1.48% across 4 munis | $4,941/yr | $360,000 233 sales | 51.7 |
Avon GroveValue Chester County | 70.8 | 58% / 71% / 95% | 1.34% 1.28–1.45% across 7 munis | $4,954/yr | $565,000 281 sales | 52.8 |
Penn ManorValue Lancaster County | 70.7 | 59% / 71% / 95% | 1.18% 1.14–1.48% across 5 munis | $4,302/yr | $350,000 500 sales | 59.9 |
WarwickValue Lancaster County | 70.4 | 54% / 74% / 97% | 1.02% 1.01–1.16% across 3 munis | $3,760/yr | $420,000 355 sales | 69.0 |
Nazareth AreaValue Northampton County | 70.3 | 62% / 66% / 96% | 1.33% 1.23–1.44% across 6 munis | $4,343/yr | — | 52.9 |
Souderton AreaValue Montgomery County | 69.8 | 57% / 70% / 95% | 1.33% 1.29–1.54% across 6 munis | $4,804/yr | $465,000 478 sales | 52.5 |
Kutztown AreaPremium Berks County | 69.6 | 55% / 71% / 97% | 1.39% 1.34–1.42% across 6 munis | $4,657/yr | $325,000 101 sales | 50.1 |
Saucon ValleyValue Northampton County | 69.4 | 57% / 68% / 97% | 1.29% 1.16–1.43% across 2 munis | $4,000/yr | $664,000 13 sales | 53.8 |
North PennValue Montgomery County | 69.1 | 60% / 65% / 95% | 1.29% 1.22–1.39% across 7 munis | $4,319/yr | $462,750 1090 sales | 53.6 |
East PennPremium Lehigh County | 69.1 | 62% / 63% / 96% | 1.40% 1.24–1.70% across 5 munis | $4,619/yr | $455,000 321 sales | 49.4 |
PalisadesValue Bucks County | 68.9 | 60% / 67% / 91% | 0.89% 0.87–0.95% across 6 munis | $3,034/yr | $655,000 169 sales | 77.4 |
Marple NewtownValue Delaware County | 68.6 | 60% / 64% / 95% | 1.07% 1.05–1.09% across 2 munis | $3,067/yr | $672,500 406 sales | 64.1 |
West Chester AreaValue Chester County · also Delaware County | 68.5 | 60% / 63% / 97% | 0.93% 0.90–1.12% across 7 munis | $3,218/yr | $625,000 1104 sales | 73.7 |
Northwestern LehighValue Lehigh County | 68.2 | 56% / 66% / 97% | 1.22% 1.16–1.25% across 4 munis | $4,400/yr | $545,000 49 sales | 55.9 |
Hatboro-HorshamPremium Montgomery County | 67.7 | 54% / 66% / 99% | 1.46% 1.30–1.61% across 2 munis | $4,689/yr | $490,000 342 sales | 46.4 |
Upper PerkiomenValue Montgomery County · also Berks County | 67.5 | 56% / 66% / 93% | 1.15% 1.08–1.33% across 6 munis | $3,863/yr | $360,000 329 sales | 58.7 |
PennsburyPremium Bucks County | 67.3 | 58% / 63% / 96% | 1.42% 1.36–1.50% across 4 munis | $5,141/yr | $515,000 733 sales | 47.4 |
AbingtonPremium Montgomery County | 67.1 | 59% / 61% / 97% | 1.59% 1.51–1.67% across 2 munis | $5,170/yr | $440,000 527 sales | 42.2 |
Boyertown AreaPremium Berks County · also Montgomery County | 66.7 | 54% / 65% / 96% | 1.51% 1.34–1.69% across 7 munis | $4,722/yr | $390,000 502 sales | 44.2 |
Wyomissing AreaPremium Berks County | 66.3 | 55% / 62% / 97% | 1.66% 1.59–1.74% across 2 munis | $5,109/yr | $320,000 210 sales | 39.9 |
PennridgeValue Bucks County | 66.1 | 56% / 63% / 93% | 1.01% 0.99–1.12% across 8 munis | $3,533/yr | $475,590 595 sales | 65.4 |
Ephrata AreaValue Lancaster County | 66.0 | 48% / 72% / 90% | 1.26% 1.22–1.36% across 4 munis | $4,500/yr | $340,000 357 sales | 52.4 |
Phoenixville AreaValue Chester County | 65.2 | 55% / 60% / 95% | 1.34% 1.26–1.50% across 3 munis | $4,827/yr | $485,840 516 sales | 48.7 |
Twin ValleyPremium Berks County · also Chester County | 64.9 | 54% / 62% / 93% | 1.38% 1.36–1.85% across 3 munis | $4,348/yr | $437,000 290 sales | 47.0 |
Bangor AreaValue Northampton County | 63.8 | 53% / 59% / 93% | 1.32% 1.23–1.47% across 6 munis | $4,159/yr | — | 48.3 |
Oley ValleyPremium Berks County | 63.7 | 52% / 61% / 93% | 1.39% 1.37–1.46% across 4 munis | $4,642/yr | $401,000 136 sales | 45.8 |
JenkintownPremium Montgomery County | 63.5 | 60% / 54% / 90% | 2.08% | $7,053/yr | $394,000 66 sales | 30.5 |
Tulpehocken AreaValue Berks County | 62.9 | 45% / 66% / 92% | 1.18% 1.12–1.30% across 5 munis | $3,720/yr | $340,000 93 sales | 53.3 |
Exeter TownshipHigher tax Berks County | 62.6 | 47% / 61% / 98% | 1.66% 1.60–1.72% across 2 munis | $5,345/yr | $325,000 415 sales | 37.7 |
Elizabethtown AreaLower tax Lancaster County | 62.2 | 55% / 55% / 91% | 1.31% 1.21–1.50% across 4 munis | $4,564/yr | $348,000 327 sales | 47.5 |
Daniel Boone AreaHigher tax Berks County | 62.1 | 49% / 58% / 96% | 1.51% 1.49–1.64% across 3 munis | $4,947/yr | $390,000 226 sales | 41.1 |
WilsonHigher tax Berks County | 62.1 | 51% / 59% / 91% | 1.48% 1.43–1.56% across 4 munis | $4,594/yr | $339,900 524 sales | 42.0 |
Upper Moreland TownshipHigher tax Montgomery County | 61.7 | 50% / 56% / 96% | 1.58% | $5,299/yr | $450,000 222 sales | 39.1 |
Upper Merion AreaLower tax Montgomery County | 61.2 | 53% / 54% / 92% | 1.06% 0.93–1.29% across 3 munis | $3,220/yr | $500,000 455 sales | 57.7 |
NeshaminyLower tax Bucks County | 61.0 | 52% / 53% / 95% | 1.33% 1.31–1.37% across 6 munis | $4,793/yr | $510,000 662 sales | 45.9 |
Conestoga ValleyLower tax Lancaster County | 60.7 | 48% / 56% / 95% | 1.07% 1.06–1.08% across 3 munis | $3,644/yr | $377,100 253 sales | 56.7 |
Eastern Lancaster CountyLower tax Lancaster County | 59.6 | 45% / 59% / 90% | 0.94% 0.86–1.07% across 6 munis | $3,144/yr | $393,500 212 sales | 63.4 |
CentennialLower tax Bucks County | 59.3 | 49% / 54% / 91% | 1.27% 1.22–1.29% across 3 munis | $4,351/yr | $500,000 453 sales | 46.7 |
Penn-DelcoHigher tax Delaware County | 59.2 | 48% / 52% / 97% | 1.60% 1.60–1.93% across 3 munis | $5,099/yr | $335,000 387 sales | 37.0 |
Conrad Weiser AreaHigher tax Berks County | 58.9 | 45% / 56% / 94% | 1.59% 1.47–1.64% across 7 munis | $5,181/yr | $310,000 238 sales | 37.0 |
Manheim CentralLower tax Lancaster County | 58.4 | 46% / 54% / 91% | 1.11% 1.09–1.30% across 3 munis | $3,857/yr | $375,000 328 sales | 52.6 |
Wilson AreaLower tax Northampton County | 58.1 | 48% / 51% / 93% | 1.36% 1.22–1.61% across 4 munis | $4,534/yr | — | 42.7 |
Fleetwood AreaHigher tax Berks County | 58.0 | 42% / 55% / 96% | 1.54% 1.54–1.67% across 3 munis | $5,259/yr | $330,000 178 sales | 37.7 |
Oxford AreaLower tax Chester County | 57.8 | 46% / 53% / 91% | 1.34% 1.33–1.78% across 6 munis | $5,290/yr | $475,000 241 sales | 43.1 |
Brandywine Heights AreaHigher tax Berks County | 57.8 | 52% / 46% / 94% | 1.52% 1.51–1.71% across 4 munis | $5,342/yr | $381,900 117 sales | 38.0 |
Kennett ConsolidatedLower tax Chester County | 57.6 | 51% / 47% / 90% | 1.34% 1.33–1.59% across 3 munis | $4,816/yr | $571,000 313 sales | 43.0 |
Northampton AreaLower tax Northampton County | 57.6 | 47% / 52% / 91% | 1.24% 1.18–1.40% across 7 munis | $4,240/yr | $445,000 9 sales | 46.5 |
DonegalHigher tax Lancaster County | 57.5 | 48% / 50% / 92% | 1.44% 1.33–1.53% across 3 munis | $4,555/yr | $339,000 229 sales | 39.9 |
PottsgroveHigher tax Montgomery County | 56.9 | 43% / 54% / 91% | 1.57% 1.56–1.65% across 3 munis | $5,599/yr | $371,000 298 sales | 36.2 |
Salisbury TownshipHigher tax Lehigh County | 56.6 | 47% / 51% / 87% | 1.57% | $5,254/yr | $389,900 31 sales | 36.1 |
Quakertown CommunityLower tax Bucks County | 56.4 | 41% / 54% / 92% | 1.18% 1.16–1.23% across 6 munis | $4,426/yr | $400,000 416 sales | 47.8 |
Whitehall-CoplayHigher tax Lehigh County | 56.3 | 43% / 51% / 94% | 1.58% 1.47–1.69% across 2 munis | $4,798/yr | $350,000 45 sales | 35.6 |
Cheltenham TownshipHigher tax Montgomery County | 56.2 | 48% / 48% / 90% | 2.13% | $7,345/yr | $440,000 395 sales | 26.4 |
Pen Argyl AreaLower tax Northampton County | 55.8 | 42% / 49% / 98% | 1.31% 1.18–1.38% across 3 munis | $4,115/yr | — | 42.6 |
Schuylkill ValleyLower tax Berks County | 55.6 | 42% / 49% / 97% | 1.31% 1.20–1.43% across 5 munis | $4,019/yr | $385,000 209 sales | 42.4 |
Pequea ValleyLower tax Lancaster County | 55.5 | 44% / 47% / 96% | 1.02% 1.00–1.05% across 3 munis | $3,777/yr | $430,000 99 sales | 54.4 |
RidleyHigher tax Delaware County | 55.4 | 42% / 51% / 92% | 2.19% 2.12–2.36% across 3 munis | $7,247/yr | $330,000 446 sales | 25.3 |
InterboroHigher tax Delaware County | 52.8 | 38% / 46% / 97% | 2.05% 1.85–2.17% across 4 munis | $6,449/yr | $283,000 225 sales | 25.8 |
Northern LehighHigher tax Lehigh County · also Northampton County | 51.7 | 35% / 46% / 95% | 1.64% 1.42–1.85% across 2 munis | $5,497/yr | $355,000 31 sales | 31.5 |
Hamburg AreaLower tax Berks County | 51.7 | 39% / 43% / 93% | 1.21% 1.16–1.43% across 7 munis | $3,894/yr | $280,000 170 sales | 42.7 |
ChichesterHigher tax Delaware County | 51.1 | 38% / 45% / 88% | 2.41% 2.06–2.54% across 4 munis | $7,404/yr | $308,500 289 sales | 21.2 |
SolancoLower tax Lancaster County | 51.0 | 37% / 45% / 92% | 0.85% 0.84–1.08% across 9 munis | $2,986/yr | $385,000 207 sales | 60.0 |
Governor MifflinHigher tax Berks County | 49.5 | 38% / 40% / 91% | 1.56% 1.41–1.58% across 5 munis | $4,784/yr | $299,000 416 sales | 31.7 |
Bensalem TownshipLower tax Bucks County | 49.4 | 36% / 44% / 89% | 1.31% | $4,570/yr | $415,000 460 sales | 37.7 |
Bristol BoroughLower tax Bucks County | 49.2 | 39% / 42% / 86% | 1.32% | $3,881/yr | $325,000 104 sales | 37.3 |
Octorara AreaHigher tax Chester County · also Lancaster County | 48.5 | 32% / 44% / 91% | 1.62% 1.49–2.08% across 6 munis | $5,981/yr | $402,750 146 sales | 29.9 |
Easton AreaHigher tax Northampton County | 48.2 | 38% / 37% / 92% | 1.50% 1.48–1.76% across 4 munis | $5,310/yr | $552,245 22 sales | 32.1 |
Catasauqua AreaHigher tax Lehigh County · also Northampton County | 46.6 | 31% / 39% / 92% | 1.62% 1.26–1.97% across 2 munis | $4,873/yr | $305,000 30 sales | 28.8 |
Bethlehem AreaHigher tax Lehigh County · also Northampton County | 45.4 | 33% / 36% / 89% | 1.51% 1.38–1.64% across 2 munis | $4,107/yr | $325,000 61 sales | 30.1 |
MuhlenbergHigher tax Berks County | 42.1 | 27% / 34% / 90% | 1.70% 1.68–1.72% across 2 munis | $5,548/yr | $285,000 359 sales | 24.8 |
AntietamHigher tax Berks County | 42.0 | 27% / 36% / 84% | 2.34% 2.29–2.39% across 2 munis | $7,410/yr | $260,000 143 sales | 17.9 |
PottstownHigher tax Montgomery County | 40.2 | 26% / 32% / 84% | 1.97% | $5,953/yr | $250,000 270 sales | 20.4 |
Coatesville AreaHigher tax Chester County | 39.0 | 27% / 28% / 86% | 1.67% 1.61–1.94% across 9 munis | $6,105/yr | $375,000 840 sales | 23.4 |
Bristol TownshipHigher tax Bucks County | 38.8 | 28% / 27% / 86% | 1.58% | $5,714/yr | $380,000 628 sales | 24.6 |
Morrisville BoroughHigher tax Bucks County | 38.8 | 26% / 26% / 92% | 1.88% | $6,775/yr | $355,250 94 sales | 20.6 |
LancasterHigher tax Lancaster County | 38.3 | 25% / 32% / 78% | 1.80% 1.53–2.07% across 2 munis | $5,732/yr | $270,000 891 sales | 21.3 |
Norristown AreaHigher tax Montgomery County | 37.8 | 28% / 26% / 82% | 1.50% 1.44–1.92% across 3 munis | $5,310/yr | $327,500 682 sales | 25.2 |
Southeast DelcoHigher tax Delaware County | 36.3 | 25% / 26% / 79% | 2.54% 2.48–2.60% across 4 munis | $7,999/yr | $230,000 317 sales | 14.3 |
Upper DarbyHigher tax Delaware County | 36.3 | 22% / 28% / 83% | 2.36% 2.31–2.47% across 3 munis | $6,521/yr | $260,000 912 sales | 15.4 |
William PennHigher tax Delaware County | 33.6 | 21% / 20% / 85% | 2.66% 2.35–3.05% across 6 munis | $8,080/yr | $239,000 373 sales | 12.6 |
Columbia BoroughHigher tax Lancaster County | 30.4 | 19% / 18% / 79% | 1.94% | $5,774/yr | $223,450 148 sales | 15.7 |
AllentownHigher tax Lehigh County | 28.8 | 16% / 19% / 75% | 1.46% | $4,789/yr | $282,500 126 sales | 19.7 |
ReadingHigher tax Berks County | 28.1 | 14% / 18% / 78% | 1.48% | $2,590/yr | $185,000 680 sales | 19.0 |
Chester-UplandLower tax Delaware County | 22.9 | 8% / 11% / 77% | 1.36% 1.15–1.58% across 3 munis | $3,563/yr | $159,900 241 sales | 16.8 |
Montgomery County | n/a | — / — / — | 0.55% | $0/yr | — | n/a |
Sort any column. “Typical total tax” applies the district’s median municipal millage. The range shows the cheapest and priciest municipality inside the district.
Methodology
Academic Index (0-100). 40% PSSA grades 3-8 (mean of ELA and Math % proficient-or-advanced), 40% Keystone grade 11 (mean of Algebra I, Literature, Biology), 20% four-year cohort graduation rate, all from the Pennsylvania Department of Education’s official district-level files, “All Students” group, 2025 administration (SY 2024-25). Statewide baselines: PSSA ELA 48.5%, Math 41.7%, graduation 89.1%. Those baselines are computed from PDE’s downloadable statewide files, the same files every district number here comes from. PDE’s press releases headline slightly different statewide figures computed on another basis, so a small mismatch with a news story is the sources disagreeing, not an error here. We publish the components so you can re-weight them yourself. The index measures student outcomes; it does not isolate school effectiveness from demographics, and a district’s score is not a verdict on any individual school.
Effective tax rates. Pennsylvania millage isn’t comparable across counties. Bucks assesses on 1972 values, Lehigh on 2013 values. We convert: effective rate = millage × the county’s certified Common Level Ratio, expressed as % of purchase price. “Typical total” adds county millage, the district’s median municipal millage, and school millage; the table shows each district’s full municipal range. Dollar figures use a $450,000 purchase assessed at the current CLR: the right baseline for a buyer, since PA does not reassess on sale. For a specific home, the calculator and every NookLocal listing page do the exact math.
Market context. Median sale price is computed from closed sales over the trailing 12 months (Bright MLS recorded sales above $10,000, through 2026-07-10), never from asking prices: active inventory over-represents what is not selling, so ask medians run high. Districts with fewer than 5 recorded sales in the window show “—” rather than a number; a few Northampton districts sit at the edge of our sold-record coverage. Read the sale count next to the median. Bryn Athyn School District appears unscored: it operates no public schools, the only district in Pennsylvania that doesn’t.
Cross-county districts. Boyertown Area, Upper Perkiomen, North Penn, Souderton Area, Twin Valley, and Bethlehem Area each cross a county line. Each side is billed on its own county’s assessments, so we show the rate for the side listed and note the other.
Common questions
Which eastern PA school districts offer the best schools for the lowest property taxes?
Scored on 2025 state data and current tax rates, the strongest value quadrant (above-median schools at a below-median total tax rate) is led by New Hope-Solebury (index 81.1, ~0.95% of home value per year), Great Valley (index 74.8, ~0.95% of home value per year), Palisades (index 68.9, ~0.89% of home value per year), Wissahickon (index 77.6, ~1.05% of home value per year), West Chester Area (index 68.5, ~0.93% of home value per year).
Which school district has the highest property taxes in Bucks, Chester, Delaware, Montgomery, Berks, Lancaster, and the Lehigh Valley?
William Penn (Delaware County) carries the highest typical total burden at about 2.66% of purchase price per year, roughly $11,953 annually on a $450,000 home. The lowest is Solanco at about 0.85%. Note these are totals (county + municipal + school); a district can levy modest school millage while its boroughs carry heavy municipal rates.
Central Bucks vs. Council Rock: which has lower property taxes?
They are close. Council Rock's typical total runs about 1.07% of home value vs. Central Bucks at 1.11%, on a $450,000 purchase that is roughly $4,830 vs. $4,991 per year. Academically they also track closely (index 77.1 vs. 77.5). The bigger swing is which municipality you buy in. Use the per-municipality range in the table.
How is the NookLocal Academic Index calculated?
A 0-100 composite of official Pennsylvania Department of Education results: 40% PSSA grades 3-8 (average of English Language Arts and Math % proficient-or-advanced, 2025 administration), 40% Keystone Exams grade 11 (average of Algebra I, Literature, and Biology % proficient-or-advanced), and 20% four-year cohort graduation rate (SY 2024-25). All figures are the "All Students" group as published: no demographic adjustment, no survey data, no proprietary ratings. It measures outcomes, not school effectiveness.
Why do Bucks County school millage rates look 5-10x higher than Lehigh County's?
Assessment base years. Bucks County assessments still sit on 1972 values, so districts levy large millage on small assessments; Lehigh reassessed in 2013, so millage is small on near-market assessments. Raw millage is meaningless across county lines. This page converts every district to an effective rate (millage × the county's Common Level Ratio), which is the percentage of a home's market value you'd pay.
Will my property taxes match these rates if I buy?
These rates assume an assessment at the county's current Common Level Ratio: the right baseline for a purchase, since PA does not reassess on sale. A long-held home can be assessed above or below that level, and a sale far above the implied value can invite a school-district assessment appeal. Every NookLocal listing shows the recomputed bill from the home's actual assessment, plus an appeal-risk check.
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School boards adopt 2026-27 budgets in June and the new Common Level Ratio takes effect July 1. We recompute every district's effective rate and send the movers: which districts got more expensive, which got cheaper, ranked.
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Academic data: Pennsylvania Department of Education public district-level files (PSSA, Keystone, cohort graduation rates). Tax data: county assessment offices and the State Tax Equalization Board. Median sale prices derived from Bright MLS recorded sales (trailing 12 months); deemed reliable but not guaranteed. Scores summarize published outcomes only. Verify current rates with the district and county before transacting.