Worst Neighborhoods in Philadelphia (2025 Update)

If you’re thinking about buying, investing, or selling a home in Philadelphia, it’s important to understand the city’s neighborhood trends. While Philly offers plenty of great areas, there are some neighborhoods with higher crime rates, lower property values, and slower appreciation. According to the Philadelphia Police Department Crime Maps, certain neighborhoods continue to have higher crime rates than others.
In this guide, we’ll cover the worst neighborhoods in Philadelphia based on crime statistics, income levels, and local market data, plus what it means if you’re a homeowner looking to sell.

Why Some Philadelphia Neighborhoods Struggle

Philadelphia is a city of contrasts. Some blocks are thriving, while others face challenges like:

• High crime rates
• Lower median incomes
• Vacant or abandoned properties
• Fewer job opportunities
• Schools with lower performance ratings

If you own a property in one of these areas, you may find it harder to attract traditional buyers. In that case, selling your house fast for cash can be the easiest solution.
→ Learn how to sell your house fast in Philadelphia

The 10 Worst Neighborhoods in Philadelphia

Below are ten neighborhoods that often rank as the most dangerous or underdeveloped in Philadelphia. This doesn’t mean there aren’t good people or revitalization efforts — but as of 2025, these areas remain riskier for homebuyers and investors.

1. Tioga-Nicetown

Located in North Philadelphia, Tioga-Nicetown has long struggled with high crime rates, low median incomes, and limited commercial development. Many homes are older rowhouses in need of significant repairs, and investor activity is limited to those willing to take on major rehabs. While there have been small community-led improvements, property values remain well below the city average, making it harder for homeowners to sell at a profit.

2. Strawberry Mansion

Bordering Fairmount Park, Strawberry Mansion is a neighborhood with deep history but ongoing challenges. While some sections near the park have seen renovations, the area as a whole faces high vacancy rates and a reputation for violent crime. Many investors avoid large-scale projects here due to low resale values, and traditional buyers are often hesitant to move in without substantial safety improvements.

3. Hunting Park

Hunting Park has a mix of residential and industrial properties, but it also has one of the highest crime rates in Philadelphia. The housing stock is primarily older rowhomes, many of which need extensive updates. While the neighborhood is served by public transit, a lack of thriving commercial corridors makes it less appealing to incoming buyers.

4. Fairhill

One of Philadelphia’s most economically challenged neighborhoods, Fairhill struggles with some of the highest poverty rates in the city. Vacant lots are common, and job opportunities are scarce. Although there are occasional redevelopment projects, the area has a long way to go before it becomes a strong resale market.

5. Kensington

Kensington is perhaps the most well-known troubled neighborhood in Philadelphia, largely due to its ongoing opioid crisis and visible street-level drug activity. While there are small pockets of new construction and rehabbed homes, crime rates remain high and investor risk is substantial. Buyers seeking stability typically look elsewhere.

6. Haddington

In West Philadelphia, Haddington offers low-cost housing but faces persistent crime and infrastructure issues. Side streets are lined with older twin and row homes, many of which are in disrepair. Although some first-time buyers are drawn to the affordability, long-term appreciation has been slow, and sellers often need to work with cash buyers to close deals.

7. Cobbs Creek

Cobbs Creek’s location near the Delaware County border gives it some commuter appeal, but higher crime rates have limited its growth. The area has a mix of well-kept and neglected homes, leading to inconsistent property values. Investors can find deals here, but retail buyers often approach with caution.

8. Glenwood

Glenwood is a small North Philadelphia neighborhood with high vacancy rates and limited amenities. Public transit access is available, but the lack of retail, dining, and community services makes it less desirable for long-term residents. Many properties here are sold as-is to investors willing to tackle significant renovations.

9. Logan

Logan faces a combination of low home values, aging housing stock, and high turnover. While it’s close to some commercial areas, infrastructure issues like sinking homes due to past mining activity have created added challenges for sellers. Many traditional buyers are deterred by the cost of repairs.

10. Alleghany West

Alleghany West has seen a slight uptick in investor activity, but crime and economic stagnation remain issues. It’s close to some transit lines, but many streets are dotted with vacant buildings and abandoned lots. Resale prices are among the lowest in the city, making it difficult for homeowners to profit without selling to a cash buyer.

Selling a Home in a Challenging Philadelphia Neighborhood

If you own a home in one of these areas, you may face:

• Low appraisal values
• Difficulty finding qualified buyers
• Long time on the market

Selling to a cash home buyer in Philadelphia allows you to:

• Skip repairs and sell as-is
• Close in days, not months
• Avoid realtor fees and commissions

→ Get a cash offer today

For current housing trends, you can review Zillow’s Philadelphia Market Overview. See our separate guide on where not to live in Philadelphia.

Final Thoughts

Not every property in these neighborhoods is a bad investment, in fact, some buyers specialize in revitalizing homes in these exact areas. But for homeowners who need to sell quickly or avoid costly repairs, working with a local cash buyer can be the simplest option.

Call us today at (267) 692-8243 or request your free offer online. We buy houses in any Philadelphia neighborhood — even the ones on this list.