Larger Lots, Franklin Regional Schools, and Eastern Suburb Living 25 Minutes from Pittsburgh
Get Your Free Market ReportMurrysville is a municipality in Westmoreland County, Pennsylvania, with a population of approximately 20,000 residents. Located about 20 miles east of Pittsburgh on US Route 22, just east of the Allegheny County line, Murrysville is the largest community in western Westmoreland County and a primary residential hub for professionals working along the eastern Pittsburgh corridor. The municipality carries the 15668 ZIP code and covers a substantial geographic footprint, which gives Murrysville its defining characteristic — larger lots and lower density than equivalent Allegheny County suburbs.
Murrysville's identity is shaped by three things — the Franklin Regional School District, larger residential lots that often run a half-acre to multiple acres, and a strong local employer base anchored by Philips Respironics. The municipality has grown steadily since incorporation in 1976 from the former Franklin Township, and the housing stock today reflects a layered mix of mid-century homes, 1980s-2000s subdivisions, and newer infill construction.
Buyers looking east of Pittsburgh consistently put Murrysville at the top of the list because the math works. Median pricing in the $335K-$400K range buys more square footage, more land, and a top-ranked school district — a combination that is hard to find inside Allegheny County at the same price point. The 25 to 35 minute drive to downtown via Route 22 and I-376 keeps the commute manageable, and major local employers eliminate it entirely for many residents.
Murrysville real estate has held steady through 2025-2026, with median sale prices in the 15668 ZIP code centered around $335K and median list prices in the $354K-$400K range. Newer construction and larger acreage homes regularly trade in the $500K-$700K range. The Franklin Regional school premium keeps demand consistent, and Murrysville offers more inventory and value than equivalent Allegheny County suburbs at the same price point.
| Address | Beds/Baths | Sale Price | $/Sq Ft | Date Sold |
|---|---|---|---|---|
| Old William Penn Highway Colonial | 4/2.5 | $398,000 | $155 | Mar 2026 |
| Sardis Road New Build | 5/3 | $575,000 | $170 | Feb 2026 |
| School Road Split | 4/2 | $345,000 | $148 | Jan 2026 |
| Logans Ferry Road Ranch | 3/2 | $315,000 | $160 | Dec 2025 |
| Pleasant Valley Road Cape Cod | 4/2.5 | $365,000 | $152 | Nov 2025 |
Old William Penn Highway is the historic east-west spine of Murrysville and runs parallel to the modern US Route 22. Established neighborhoods along this corridor feature mature trees, half-acre to acre lots, and a layered mix of mid-century Colonials, splits, and newer infill homes. Pricing typically runs $325K-$475K depending on condition, lot, and proximity to Franklin Regional schools.
This corridor offers the best balance of established neighborhood character, school district access, and reasonable commute to both Monroeville and Pittsburgh.
The Sardis Road area in northern Murrysville features larger lots, newer construction, and rolling terrain. Subdivisions here typically include 4-5 bedroom homes on half to full-acre lots, often with three-car garages and modern open floor plans. Pricing runs $475K-$700K and attracts relocation buyers, executives, and growing families willing to pay for space and newer mechanicals.
The southern portions of Murrysville along Logans Ferry Road and the Penn Township boundary offer more rural-feeling residential land with larger acreage and lower price points. Mid-century ranches and renovation candidates typically list in the $275K-$375K range. This is a strong entry point for first-time buyers who want Franklin Regional schools without the larger lot premium.
Murrysville has active newer subdivision construction, particularly in pockets near the golf course and the eastern Murrysville-Delmont boundary. New build homes with modern open floor plans, three-car garages, and finished basements typically list in the $550K-$750K range. The golf-adjacent neighborhoods are particularly popular with retirees and downsizers looking for a low-maintenance lifestyle inside the school district.
Franklin Regional School District serves approximately 4,000 students across four schools, all located in Murrysville. The district is consistently among the top-ranked in Westmoreland County and the broader Pittsburgh metropolitan area. Franklin Regional's footprint is essentially Murrysville plus small portions of neighboring communities, which keeps the district focused, well-funded, and tightly tied to the local community.
The district is known for strong academics, broad AP course offerings, robust performing arts and STEM programs, and competitive WPIAL athletics. Franklin Regional consistently produces strong SAT and AP exam results and sends graduates to top-tier universities.
Murrysville Community Park covers more than 300 acres and is the central recreational anchor of the municipality. The park features an outdoor sports complex, ballfields, soccer fields, playgrounds, a splash pad, walking trails, and pavilions for community events. Murrysville's youth sports programs run deep here, anchoring weekday evenings and Saturday mornings for local families.
The Westmoreland Heritage Trail is a regional multi-use rail-trail that passes through Murrysville. The crushed-stone trail is popular for walking, running, and biking and connects east through Delmont and beyond into Westmoreland County. The trail provides a quiet, traffic-free outdoor option that has become an increasingly important lifestyle amenity for the community.
Murrysville and the immediate area offer multiple golf courses including Murrysville Golf Club. Surrounding Westmoreland County is rich with public and semi-private courses, making the area a strong fit for golfers. The rolling terrain east of Pittsburgh also supports hiking, biking, and outdoor exploration year round.
The Old William Penn Highway corridor and US Route 22 frontage offer a steady mix of family restaurants, pizza shops, coffee shops, banks, and small businesses. For broader dining and shopping, Monroeville Mall and the surrounding Monroeville retail district are 10-15 minutes west. Greensburg, with its downtown and dining scene, is roughly 20-25 minutes east via Route 22.
25-35 minutes via US Route 22 West to I-376 (the Parkway East). The Westmoreland County Transit Authority's Pittsburgh-Greensburg Flyer (Route 2F) also serves the corridor with downtown bus service.
10-15 minutes via Route 22 West. Monroeville is home to UPMC East, Monroeville Mall, the Westinghouse campus, and a deep retail and dining cluster that serves the eastern suburbs.
20-25 minutes east via Route 22. The Westmoreland County seat, Seton Hill University, and the broader Greensburg dining and retail district are all within a short drive.
US Route 22 is the primary east-west artery serving Murrysville, connecting west into Monroeville and Pittsburgh and east into Delmont and Greensburg. The PA Turnpike (I-76) is accessible via Route 66 to the north for east-west travel. Murrysville is car-dependent, but the Westmoreland County Transit Authority's Pittsburgh-Greensburg Flyer offers a regular transit option for downtown Pittsburgh commuters who prefer not to drive.
Murrysville is one of the few markets within commuting distance of Pittsburgh where you can get half to one-acre lots, a top-ranked school district, and median pricing under $400K. Families who feel cramped in inner-ring suburbs land here for the space.
If you work at Philips Respironics, Premier Automation, UPMC East in Monroeville, the Westinghouse campus, or anywhere along the Route 22 corridor, Murrysville is the strongest residential pick on commute math alone.
Newer subdivisions and golf-course-adjacent neighborhoods give downsizers a low-maintenance option without leaving the Franklin Regional district. The lifestyle works for retirees who want trails, golf, and easy regional access.
Buying in Murrysville rewards school-district awareness, lot-size discipline, and a clear-eyed view of the commute math. Most homes inside the municipality boundary feed into Franklin Regional, but verify the address on the tax record before assuming. Lot size and acreage matter more here than in tighter Allegheny County suburbs — half-acre to one-acre lots are common, and the maintenance, septic, and well considerations that come with larger lots need to be evaluated up front. With a 30-day average days on market and a 97% sale-to-list ratio, Murrysville is competitive but not frenzied. Focus on basement condition, HVAC age, septic and water system status if applicable, and recent updates to kitchens and baths. Newer subdivision construction trades on turnkey lifestyle and is fair value for buyers who want zero short-term capital outlay. Mid-century homes along Old William Penn Highway and School Road offer the best long-term value but plan for renovation budget. Murrysville is a long-hold market — most buyers stay 10 to 20 years.
Selling in Murrysville is about leading with the school district, the larger lot, and the eastern-suburb commute math. Buyers in this market come from across the region — Pittsburgh professionals trading inner-ring tightness for space, Westmoreland County buyers moving up, and relocation candidates targeting Philips Respironics or Premier Automation. Pricing accurately is the single biggest lever — the 97% sale-to-list ratio means buyers are not paying over comp, and overpriced listings sit. Professional photography that shows off lot size, tree canopy, and any outdoor features (decks, patios, pools, garages) performs especially well. Drone shots are nearly mandatory for larger-acreage homes. Listing copy should name Franklin Regional schools, the Route 22 commute math, and any relevant lifestyle features (golf, trail access, finished basement). Spring and early summer are the strongest selling windows. Murrysville sellers who price honestly and present cleanly are seeing strong, qualified offers within the first 30 days.
The median home price in Murrysville ranges from approximately $335,000 to $400,000, depending on lot size, age, and location. Recent 2025-2026 data shows median sale prices in the 15668 ZIP code in the $335K range, with median list prices closer to $354K and newer construction or larger acreage homes pushing into the $500K-$700K range.
Murrysville is served by the Franklin Regional School District, one of the top-ranked districts in Westmoreland County and the broader Pittsburgh metropolitan area. The district operates a primary school, intermediate school, middle school, and Franklin Regional Senior High School — all consistently rated highly for academics and athletics.
Murrysville is approximately 20 miles and 25 to 35 minutes from downtown Pittsburgh via US Route 22 West and I-376 (the Parkway East). The Westmoreland County Transit Authority also operates the Pittsburgh-Greensburg Flyer (Route 2F), providing transit service through Murrysville and Delmont to downtown Pittsburgh.
Murrysville is best known for the top-ranked Franklin Regional School District, larger residential lot sizes compared to inner-ring suburbs, multiple golf courses including Murrysville Golf Club, and being home to Philips Respironics — a global leader in sleep and respiratory care. The municipality also features Murrysville Community Park and access to the Westmoreland Heritage Trail.
Yes. Murrysville offers strong value compared to similarly-rated school districts on the Allegheny County side. Median pricing in the $335K-$400K range buys more square footage, larger lots, and quieter neighborhoods than equivalent Pittsburgh suburbs. The Franklin Regional schools, low crime, and major local employers like Philips Respironics make it a strong choice for families and professionals working east of Pittsburgh.
Philips Respironics, a global leader in sleep and respiratory care products, is headquartered in Murrysville and is the largest local employer. Premier Automation operates a 165,000-square-foot Innovation Hub in Murrysville for warehouse operations, robotics assembly, and AI and advanced manufacturing labs. Many residents also commute to Pittsburgh, Monroeville, and Greensburg for work.
Murrysville offers Murrysville Community Park (300-plus acres with sports fields, playgrounds, and a splash pad), the Westmoreland Heritage Trail for biking and walking, Murrysville Golf Club, and a steady local restaurant and small business scene along the Old William Penn Highway corridor. The area is also a short drive from Monroeville Mall and the broader Monroeville retail and dining district.
Murrysville borders Monroeville (Allegheny County) to the west, Export and Delmont to the east, and Penn Township to the south. The broader eastern Pittsburgh suburbs include Plum, Penn Hills, Trafford, and Greensburg. Franklin Regional schools cover Murrysville and small portions of neighboring communities, while Monroeville is served by the Gateway School District.