When you receive a transfer to another state, landlords typically face two choices: sell or rent out the property. In a neighborhood like Blue Bell, known for its good school district, the answer usually leans towards renting. Homes in good school districts tend to have steady tenant demand, and even if a vacancy occurs, it generally doesn't take long to find a new tenant.

Selling brings in a lump sum, but you have to consider moving costs, brokerage fees, and market timing. Renting may not provide immediate cash, but it generates monthly cash flow and retains the potential for property value appreciation. However, you must accept the burden of management, vacancy risks, and unexpected repair costs. The right choice depends on personal circumstances, financial plans, and the possibility of returning to the area in the future.

If you choose to rent, the next step is setting the rental price. As of June 6, 2026, the average rent in Blue Bell is $2,715 per month (Zumper). For a one-bedroom, it averages around $2,240, while a two-bedroom can go up to about $3,317 per month. Compared to other areas near Philadelphia, this is quite high. It's best to list your property based on this market rate while also checking recent actual rental cases for accuracy. If you price too high, it may lead to longer vacancy periods, and conversely, pricing too low can lower the income criteria for potential tenants.

Using Zillow Rental Manager or local real estate networks for tenant recruitment is efficient. In areas with good school districts, it's important to establish screening criteria in advance due to the high volume of inquiries. Including the assigned school names and distance to school in the property description can make inquiries more precise. Given the high demand in these areas, having a predetermined order for reviewing applications can help reduce misunderstandings later on.

Screening looks at credit scores, income, and rental history. Income is often based on a guideline of around three times the rent. Credit checks must be conducted with tenant consent, and it's safest to apply the same criteria to all applicants, even if there are many. Keeping a record of the assessment results and reasoning can help explain why a particular applicant was chosen later on.

The lease should clearly state the rent amount, due date, security deposit, pet policies, and repair responsibilities. It's also good to include utility responsibilities, renewal conditions, and notice periods for landlord access. Clarifying whether the lease automatically converts to a month-to-month agreement after expiration or if a new lease must be signed can prevent confusion each year. Pennsylvania is one of the few states with a cap on security deposits. In the first year, you can charge up to two months' rent, and from the second year, only one month's rent. If a tenant stays for more than two years, any interest on the security deposit must be returned annually. The return deadline is 30 days after moving out, and security deposits over $100 must be kept in a separate account.

If rent is overdue, a 10-day notice to quit is sent. If the overdue amount is paid within this period, the lease remains in effect. If the tenant still does not leave, legal proceedings must be initiated, and it is prohibited in this state to lock them out or remove their belongings without following the proper process.

On the day the tenant moves in, it's advisable to take photos of every corner of the house. Documenting the condition of carpets, wall colors, and the functionality of appliances can reduce disputes during the security deposit settlement later. Properties in good school districts tend to have tenants who stay longer, making it beneficial to be thorough in drafting the initial lease. It's also worth considering obtaining rental insurance in addition to standard homeowners insurance.

Tax laws and rental regulations can vary by county. This article does not constitute investment or legal advice, and it's advisable to consult with a professional before finalizing any agreements.