For renters seeking suburban living within reasonable distance of downtown Pittsburgh, the choice between the South Hills and North Hills is a defining decision. Both regions offer established communities, good schools, and convenient highway access. Yet they provide distinctly different living experiences shaped by geography, transit options, housing stock, and regional character.
This guide compares the South Hills and North Hills across key factors including commute times, public transit, rental prices, housing types, schools, and lifestyle to help renters decide which side of the city best fits their priorities.
Overview of the Two Regions
The South Hills
The South Hills refers to the communities south of Pittsburgh, primarily along the Liberty Tunnels and the T light rail line. The region developed as a streetcar suburb in the early 20th century, resulting in denser, more walkable communities with their own commercial districts. Prominent South Hills communities for renters include Mt. Lebanon, Dormont, Bethel Park, Castle Shannon, and Upper St. Clair.
The South Hills is characterized by its rolling hills, established neighborhoods, and the T light rail system, which provides direct transit access to downtown. Communities are generally denser and more walkable than their North Hills counterparts.
The North Hills
The North Hills refers to the communities north of Pittsburgh, primarily along Interstate 279 (the Parkway North). The region developed more heavily in the post World War II era, resulting in more sprawling, car dependent communities with retail concentrated along commercial corridors. Prominent North Hills communities for renters include Ross Township, McCandless, Wexford, Cranberry Township, and Bellevue.
The North Hills is characterized by its highway access, garden style apartment complexes, and extensive retail along McKnight Road and Route 19. Communities are generally less dense and more car dependent than the South Hills.
Commute and Transportation
South Hills Commute
The South Hills commute to downtown Pittsburgh is shaped by the Liberty Tunnels, which are the primary bottleneck. Under normal conditions, the drive from Mt. Lebanon to downtown takes 15 to 20 minutes. From Bethel Park, 25 to 35 minutes. Tunnel congestion during peak hours can add 5 to 15 minutes.
The South Hills’ significant advantage is the T light rail system. The T provides direct service to downtown from multiple stations throughout the South Hills, bypassing tunnel traffic. Travel times range from 10 minutes from Dormont to 35 minutes from Bethel Park. For commuters who work downtown, the T eliminates parking costs and reduces commute stress.
North Hills Commute
The North Hills commute to downtown is served by Interstate 279 (the Parkway North). Under normal conditions, the drive from Ross Township to downtown takes 15 to 20 minutes. From Wexford, 20 to 30 minutes. From Cranberry Township, 30 to 40 minutes. Congestion at the Fort Pitt Bridge and tunnels can add time during peak hours.
Public transit options are more limited than in the South Hills. Port Authority bus service is available along the Parkway North corridor, with some express routes during peak hours. However, there is no rail transit in the North Hills. Most residents rely on personal vehicles for commuting.
Commute Comparison
The South Hills has an advantage for downtown commuters due to the T light rail, which provides a reliable alternative to driving. For commuters who drive, the North Hills has the Parkway North, while the South Hills requires navigating the Liberty Tunnels. Both experience congestion, but the T gives the South Hills a clear edge.
Rental Market Comparison
South Hills Rental Prices
Rental rates in the South Hills vary significantly by community. Dormont offers the most affordable options, with one bedroom apartments typically ranging from $900 to $1,300 per month. Castle Shannon follows at $1,000 to $1,400. Bethel Park ranges from $1,100 to $1,600. Mt. Lebanon commands the highest rates, from $1,400 to $2,200. Upper St. Clair similarly ranges from $1,400 to $1,900.
The South Hills rental market includes a mix of housing types. Dormont and Mt. Lebanon have apartment buildings and converted homes with walkable commercial districts. Bethel Park and Castle Shannon have more garden style complexes and townhomes.
North Hills Rental Prices
Rental rates in the North Hills also vary by community. Bellevue offers affordable options, with one bedroom apartments typically ranging from $800 to $1,200 per month. Ross Township ranges from $1,100 to $1,500. McCandless ranges from $1,100 to $1,600. Wexford ranges from $1,300 to $1,800. Cranberry Township commands higher rates for new construction, from $1,400 to $2,000.
The North Hills rental market is dominated by garden style apartment complexes and townhome communities. Ross, McCandless, Wexford, and Cranberry have numerous complexes with dedicated parking and amenities such as swimming pools and fitness centers. Bellevue offers smaller buildings and converted homes with a more urban character.
Rental Comparison
Both regions offer a range of rental prices. The most affordable options are in Dormont (South Hills) and Bellevue (North Hills). Premium suburbs such as Mt. Lebanon (South Hills) and Cranberry Township (North Hills) command higher rates. The South Hills offers more walkable, dense communities at moderate prices. The North Hills offers more garden style complexes with ample parking.
Housing Stock and Neighborhood Character
South Hills Character
The South Hills is defined by its streetcar suburb history. Communities such as Dormont and Mt. Lebanon were designed around streetcar lines, resulting in dense, walkable neighborhoods with commercial districts integrated into residential areas. Sidewalks, tree lined streets, and local businesses create a pedestrian friendly environment.
Housing stock reflects this history. Apartment buildings are often older, with character features such as hardwood floors and high ceilings. Converted homes are common. Newer construction exists but is less dominant than in the North Hills.
North Hills Character
The North Hills is defined by its post war development pattern. Communities such as Ross, McCandless, and Cranberry were shaped by highway access and automobile ownership. Retail is concentrated along commercial corridors such as McKnight Road and Route 19. Residential areas are generally less dense, with larger lots and more space between buildings.
Housing stock reflects this pattern. Garden style apartment complexes and townhome communities dominate. Buildings are often set back from roads with parking lots. Newer construction is common, particularly in Cranberry and Wexford.
Character Comparison
The South Hills offers a more traditional, walkable suburban character. The North Hills offers a more modern, car dependent suburban character. Renters who value walking to shops and restaurants may prefer the South Hills. Renters who prioritize dedicated parking and newer apartment complexes may prefer the North Hills.
Schools and Family Considerations
South Hills Schools
The South Hills is home to some of the region’s top rated school districts. Mt. Lebanon School District consistently ranks among the best in Pennsylvania. Upper St. Clair and Bethel Park also have strong reputations. Keystone Oaks (serving Dormont) and Carlynton (serving Carnegie and Crafton) provide additional options.
For families, the quality of schools is a significant factor in choosing a community. The South Hills offers several districts with excellent academic programs.
North Hills Schools
The North Hills also has strong school districts. North Allegheny School District (serving McCandless and Franklin Park) is consistently top rated. Pine-Richland (serving Wexford) and Seneca Valley (serving Cranberry) also have strong reputations. North Hills School District (serving Ross Township) and Hampton School District provide additional options.
Schools Comparison
Both regions offer excellent school districts. The South Hills has Mt. Lebanon, Upper St. Clair, and Bethel Park. The North Hills has North Allegheny, Pine-Richland, and Seneca Valley. For families, the choice often comes down to specific community preferences rather than overall quality.
Parks and Recreation
South Hills Recreation
The South Hills is home to several significant parks. South Park, a 2,000 acre county park, is located in Bethel Park and adjacent communities. The park offers extensive trails, athletic fields, a golf course, and a wave pool. Bird Park in Mt. Lebanon and Dormont Park provide additional green space.
The South Hills also has the Montour Trail, a multi-use rail trail that runs through the western part of the region.
North Hills Recreation
The North Hills has North Park, a 3,000 acre county park located in McCandless and Hampton. The park offers extensive trails, a lake, athletic fields, a golf course, and a swimming pool. The North Park Trail system and the Rachel Carson Trail provide additional opportunities.
Cranberry Township has invested significantly in its own parks, including the Cranberry Township Community Park and North Boundary Park.
Recreation Comparison
Both regions have excellent county parks. North Park serves the North Hills. South Park serves the South Hills. Both offer extensive recreational opportunities. The choice depends on which park is more convenient to a specific location.
Transit and Car Dependency
South Hills Transit
The South Hills has a significant advantage in public transit. The T light rail system provides direct service to downtown from multiple stations throughout the region. For commuters who work downtown, the T eliminates parking costs and reduces commute stress. Bus service supplements the T.
Car ownership is still common, but many South Hills residents can manage with one car or use transit for commuting.
North Hills Transit
The North Hills has more limited public transit. Port Authority bus service is available, but there is no rail transit. Most residents rely on personal vehicles for commuting and daily errands. Car ownership is essential, and most households require at least two vehicles.
Transit Comparison
The South Hills has a clear advantage for renters who want transit access to downtown. The T provides a reliable, cost effective alternative to driving. The North Hills is more car dependent.
North Hills vs South Hills Comparison Table
| Factor | South Hills | North Hills |
|---|---|---|
| Commute to downtown (drive) | 15-35 min | 15-40 min |
| Public transit | T light rail | Bus only |
| One bedroom rent low end | $900 (Dormont) | $800 (Bellevue) |
| One bedroom rent high end | $2,200 (Mt. Lebanon) | $2,000 (Cranberry) |
| Dominant housing type | Apartments, converted homes | Garden style complexes, townhomes |
| Walkability | Higher (Dormont, Mt. Lebanon) | Lower |
| Character | Dense, streetcar suburb | Sprawling, post war |
| Top school districts | Mt. Lebanon, Upper St. Clair | North Allegheny, Pine-Richland |
| Major park | South Park | North Park |
| Car dependency | Moderate (transit available) | High |
Making the Decision
The choice between the South Hills and North Hills depends on individual priorities around commute, transit, housing type, and lifestyle.
Choose the South Hills if you:
- Want transit access to downtown via the T light rail
- Prefer denser, walkable communities with commercial districts
- Value older housing stock with character
- Want to avoid paying for downtown parking
- Prefer the character of streetcar suburbs
Choose the North Hills if you:
- Prefer newer apartment complexes and garden style communities
- Value dedicated parking and ample space
- Don’t mind car dependency
- Want access to extensive retail along commercial corridors
- Prefer a more modern, post war suburban character
Both regions offer excellent communities, good schools, and reasonable commutes to downtown. The South Hills has the advantage of the T light rail and more walkable neighborhoods. The North Hills has the advantage of newer housing stock and ample parking. By visiting both regions, experiencing the commute, and touring available apartments, renters can decide which side of Pittsburgh feels like home.