McCandless Or Franklin Park? How To Choose

Torn between McCandless and Franklin Park? You are not alone. Both sit in Pittsburgh’s North Hills and attract buyers for similar reasons, yet the day-to-day feel and long-term costs can differ. In this guide, you will compare schools, taxes, commute patterns, housing types, and lifestyle tradeoffs so you can choose with confidence. Let’s dive in.

McCandless vs. Franklin Park at a glance

Price and ownership

• Home value baseline: The Census shows a median value of owner-occupied homes near $350,100 in McCandless and about $485,600 in Franklin Park. Owner-occupancy rates also differ, roughly 72 percent in McCandless and about 92 percent in Franklin Park. These are Census medians, not current MLS sale prices. See the data for McCandless QuickFacts and Franklin Park QuickFacts.
• Monthly carrying costs: Census estimates show median monthly owner costs with a mortgage trending higher in Franklin Park than in McCandless, which aligns with higher median values. Review the same QuickFacts for context.

Commute baseline

• Mean travel time to work is about 25 minutes in both communities, according to the American Community Survey. Use this as a general signal rather than a door-to-downtown clock time because exact addresses and congestion matter. See McCandless QuickFacts and Franklin Park QuickFacts.

Schools snapshot

• Both towns are in the North Allegheny School District. The district is widely recognized for academic strength and extracurricular depth, with recent press noting top national rankings. Confirm details with the North Allegheny enrollment page and see regional coverage of recent Niche rankings on WPXI.

Schools: same district, different logistics

Both McCandless and Franklin Park feed into North Allegheny for K–12. The district operates multiple elementary schools, three middle schools, and two high school campuses, with attendance boundaries that determine which building serves a given address. To avoid surprises, confirm the assigned school for any street with the district’s enrollment office.

If you are a parent, your decision is less about academic quality and more about logistics. Consider walkability to your assigned elementary, typical bus ride length, and proximity to after-school care or extracurricular facilities you plan to use. Each neighborhood can have a very different morning routine depending on the assigned building and route timing.

Taxes: what truly changes the bill

Three taxing bodies shape your annual property tax in Allegheny County: the county, your municipality, and your school district. The county millage is set countywide, while municipal and school district millages vary locally. Review the framework on the Allegheny County Treasurer’s real estate tax page.

Municipal millage differs between these two towns. The Town of McCandless uses a municipal millage near 1.236, while Franklin Park adopted a higher borough millage of 2.59 for 2026. You can see Franklin Park’s updates on the borough’s property tax page. The school district millage for North Allegheny is about 19.74, and the county millage is 6.43 at the time of writing. Always verify current rates before you buy since local bodies can adopt changes.

How assessed value is set also matters. Allegheny County uses an assessed value that relates to market value through the Commonwealth’s Common Level Ratio. For 2026, the State Tax Equalization Board set the county CLR at 50.14 percent, which affects both appeals and estimated assessments. Learn more about the CLR and appeals considerations from this local legal explainer.

Example: rough annual tax comparison

• McCandless: Using the Census median owner value of $350,100 and the 2026 CLR, the estimated assessed value is about $175,540. With total millage near 27.406 mills (county + McCandless + North Allegheny), a rough annual bill would be about $4,810. Source values: McCandless QuickFacts and rates noted above.
• Franklin Park: Using the Census median owner value of $485,600 and the same CLR, the estimated assessed value is about $243,480. With total millage near 28.76 mills (county + Franklin Park + North Allegheny), a rough annual bill would be about $7,002. Source values: Franklin Park QuickFacts and rates noted above.

These are illustrations to show scale. Your actual bill will depend on the county’s assessed value for the specific parcel, any homestead or farmstead exemptions, and the final millages adopted at the time you close.

Also note that non-property taxes can vary and affect take-home pay and closing costs. Earned Income Tax, Local Services Tax, and transfer tax are set at the local level by municipality and school district. Confirm these with the municipality and your employer’s payroll service before moving.

Homes, lots, and maintenance

If you want space and privacy, Franklin Park often trends to larger lots with many single-family homes sitting on half-acre to multi-acre parcels. McCandless provides a broader mix that includes single-family subdivisions plus more townhome and condo options that appeal to buyers seeking lower maintenance or a smaller yard. These differences reflect the towns’ zoning frameworks, which emphasize lower density in much of Franklin Park and a range of residential districts in McCandless. For context, see McCandless’s residential district structure in its zoning code.

Census signals back this up. Higher owner-occupancy and higher median owner values in Franklin Park align with a market tilted toward larger detached homes, while McCandless’s numbers reflect more diversity in housing types and price points. See McCandless QuickFacts and Franklin Park QuickFacts.

Commute and transit options

Both communities show a similar average commute time of about 25 minutes, which makes sense for northern suburbs with multiple employment centers across the metro. Plan based on your specific address and route, then test-drive your peak-hour and off-peak patterns during your home search. See Census QuickFacts for context.

If you prefer bus service, Pittsburgh Regional Transit operates limited express routes that connect North Hills park-and-ride lots to downtown during peak hours. The O12 McKnight Flyer is one of the routes serving the McCandless corridor. Check current timing and nearest stops on Moovit’s O12 page, and verify schedules directly with ridePRT before you commit to a transit-dependent routine.

Lifestyle and nearby amenities

You will find a strong everyday convenience profile in McCandless, thanks to shopping, dining, and services clustered along McKnight Road and McCandless Crossing. Franklin Park offers a more low-density residential feel, with retail nodes a short drive away in Wexford and along Route 19.

Both towns share quick access to North Park, a county park with more than 3,000 acres, trails, a lake, golf, and a seasonal pool. For many North Hills families, proximity to North Park is a major lifestyle perk for year-round recreation.

Buyer scenarios: which fit matches you?

Scenario A: commuter family

If mornings are a sprint and afternoons are full of activities, you likely want the shortest, most predictable daily routine.

• McCandless often delivers more options at a lower median purchase price, including smaller single-family homes and townhomes near retail and park-and-ride nodes.
• Franklin Park tends to trade up lot size and privacy, with a higher typical purchase price and a higher municipal millage, which can raise the annual property tax.
• In both towns, confirm your assigned elementary and bus route before you fall in love with a house.

Scenario B: work-from-home buyer

If you need quiet space, a dedicated office, and room for hobbies, lot size and street density matter.

• Franklin Park’s larger lots and lower housing density often suit buyers seeking more privacy and yard space.
• McCandless has pockets that deliver privacy as well, plus easier access to errands if you want to keep drive times for groceries and appointments short.
• Review zoning and lot descriptions for each listing to ensure the setting matches your noise and privacy goals.

Scenario C: downsizer or right-sizer

If you want single-level living or less upkeep, product type is key.

• McCandless offers a wider range of lower-maintenance options, including townhomes, condos, and smaller-lot single-family homes close to shopping and medical services.
• Franklin Park has options too, though the overall housing mix leans toward larger-lot single-family homes. Focus your search on subdivisions with smaller lots or HOA-maintained areas if you want minimal yard work.

How to choose your block

Use this simple checklist as you compare homes:

1. Confirm the school assignment. Call or check the North Allegheny enrollment page for the current boundary maps for your exact street.

2. Estimate your property tax. Start with the home’s expected assessed value. The county treasurer’s page outlines the components, and the current CLR is explained in this local legal explainer. Then apply county + municipal + North Allegheny millages to your assessed value for a rough annual total. For Franklin Park’s latest municipal millage, see the borough page.

3. Map your commute and errands. Drive your route at your actual commute time and check express bus options using Moovit’s O12 page as a starting point.

4. Match the lot and lifestyle. If you want privacy and a big yard, Franklin Park offers strong candidates. If you want variety and easier access to daily amenities, McCandless may be your fit. For zoning context in McCandless, see the municipal code.

5. Align maintenance with your season of life. Decide how much yard you want to care for and whether an HOA or townhome community fits your routine.

A trusted local advisor can help you run true apples-to-apples comparisons, explain school boundary nuances, and model your annual costs with current millages and exemptions. If you want a boutique, data-backed approach with premium presentation and bilingual service, connect with Luz Campbell to plan your move.

FAQs

How do property taxes compare between McCandless and Franklin Park?

• Franklin Park’s municipal millage is higher and its median home value is higher, so typical annual property taxes often trend higher than in McCandless, assuming similar assessed values and exemptions.

Are McCandless and Franklin Park in the same school district?

• Yes. Both are in the North Allegheny School District, though assigned elementary and middle schools vary by address, so confirm your specific street with the district.

What are typical home and lot differences between the towns?

• Franklin Park tends to have larger lots and more detached single-family homes, while McCandless offers a broader mix that includes townhomes, condos, and smaller-lot single-family options.

How long is the commute to downtown Pittsburgh from these areas?

• Census data shows a mean commute time around 25 minutes in both communities, but real-world door-to-door time depends on your address, route, and traffic conditions.

What transit options serve the North Hills from McCandless or nearby?

• Limited express bus service connects North Hills park-and-ride lots to downtown during peak hours; verify current routes and schedules before relying on transit.

Do local income taxes differ between the two towns?

• Earned Income Tax, Local Services Tax, and transfer taxes can vary by municipality and school district; check with each town and your employer’s payroll service to confirm current rates before you buy.