RANK #687 / 1001 NAT · #38 / 44 PA · POP 579,222
1YR FORECAST: +0.6%
5YR OUTLOOK: +26%
Swarthmore, a borough within Delaware County, Pennsylvania, offers a distinctive small-town atmosphere centered around Swarthmore College. Known colloquially as "Delco," the county is located southwest of Philadelphia, bordering the city directly. Commuters have access to SEPTA regional rail and bus services, and the county also provides shuttle options to connect residents to transit hubs. The county maintains nearly a thousand acres of parkland, providing residents with scenic trails, picnic areas, and athletic fields. Ridley Creek State Park, encompassing over 2,600 acres, offers an expanse of woodlands and meadows just 16 miles from Center City Philadelphia.
Life in Delaware County often involves a blend of suburban living with access to urban amenities. Many families are drawn to the area for its highly-rated public schools. The county's economy is supported by various sectors, including services like healthcare and business, trade, and manufacturing. Recent economic development initiatives focus on revitalizing main streets and supporting local businesses, with efforts to expand workforce development in hospitality and culinary fields. The county also works to redevelop brownfield sites.
Delaware County is one of 110 U.S. counties in this market profile — weaker than typical on the BoomTown Index. Within this cohort, its recent home-price change of +2.0% matches the profile's typical +2.4%.
See all 110 Educated Suburban Growth counties →Overvalued relative to economy
Above national median
Below-average climate & terrain
Above national median (15x)
Housing looks overvalued at 11.7x — home prices are high relative to local economic output. The typical U.S. county is 4–6x.
Estimated local headcount ranges. Larger employers shown as floor + "+"; smaller employers show exact counts where reported.
Bars show trailing 12-month growth. The dashed Forecast bars are the model's next-12-month projection; the whisker marks the ±1% range (cooling–accelerating).
Source: Redfin · Census BPS — Browse sales on Redfin →
Source: CDC/NCHS vital statistics via County Health Rankings (2020–2022 avg). Rates per 100,000 population. Grade based on homicide rate relative to national average (~6.3). Learn more →
Source: EPA Air Quality System (2021–2023). Grade based on 3-year average median AQI. Learn about AQI →
| PROJECT | AMOUNT | STATUS |
|---|---|---|
|
LNG Export Facility (Proposed)
Eddystone Energy LLC (formerly Penn America)
|
$7,000M | Proposed |
|
Electric Infrastructure Upgrades (Upper Darby)
PECO
|
$66M | Completed |
|
New Construction Residential Developments (Multiple Projects)
Various (e.g., Pulte Homes, Blenheim Homes, Lennar, Ryan Homes)
|
$50M | Under Construction |
Source: public records, news, corporate announcements. Amounts are estimates where noted.
Bars show percentile rank among all 1001 counties.
At 31/100, Delaware County faces headwinds that place it in the lower third of the 1001 counties we track. Median income of $89,546 combined with job growth of +0.3% suggests the local economy is struggling to keep pace with national trends.
Housing in Delaware County is roughly in line with national affordability norms. The median home costs $332,200 and the income-to-home-value ratio sits at 0.27, with rents averaging $1,372/month. Not a bargain, but not a stretch for most local earners either.
Delaware County's population is growing — up +0.5% YoY — while the job market is roughly flat (employment change of +0.3%). Home values shifted +2.0% over the past year. In-migration is outpacing local hiring, which often points to remote workers or retirees driving the headcount.
There's a moderate stream of newcomers. About 2.96% of residents moved from another state, which is above average and suggests Delaware County has appeal as a relocation destination — though it's not among the highest-inflow counties nationally.