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Talk to a Specialist →What This Community Actually Is
Traditions of America at Richland is TOA's North Hills Allegheny County entry — positioned between Cranberry (Butler County, lower taxes) and Rose Ridge (Allegheny County, newer). It sits in Richland Township in the North Hills, built out between approximately 2019 and 2022. The community offers the TOA resort-style amenity package including a resort-style clubhouse, fitness center, pool, and activities director.
Richland Township is a quietly upscale North Hills community with good access to Route 8 and the Pennsylvania Turnpike. The immediate area offers solid retail and medical services, including proximity to Forbes Hospital (Monroeville) and UPMC Passavant (McCandless).
The key comparison buyers always ask: Richland vs. Cranberry. Same builder, similar amenities, similar price range — different county. The county difference is the financial story of this community.
Richland vs. Cranberry: Side-by-Side
$530,000 Home — Annual Property Tax Comparison
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True Monthly Cost Breakdown
Based on a $530,000 purchase at 20% down ($424,000 financed at 6.75%, 30-year fixed).
| Cost Component | Monthly Estimate | Notes |
|---|---|---|
| Mortgage (P&I) | $2,749 | $424K at 6.75%, 30-year fixed |
| HOA Fee | ~$305 | Covers clubhouse, pool, lawn/snow, activities director |
| Property Tax (Allegheny Co.) | ~$928 | ~2.1% effective rate on $530K |
| Homeowners Insurance | ~$148 | Single-family, Allegheny County |
| Utilities | ~$175 | Gas heat, electric, water/sewer — Richland Township |
| Total Monthly (with mortgage) | ~$4,305 | Full carrying cost |
| Total Monthly (cash buyer) | ~$1,556 | HOA + tax + insurance + utilities |
Honest Assessment
Genuine Strengths
- TOA build quality and amenity package in a North Hills Allegheny County location
- More recently built than Cranberry — some improvements to floor plan generation
- Richland Township has excellent access to Route 8 and PA Turnpike
- Good proximity to Forbes Hospital and UPMC Passavant McCandless
- The right location choice if your existing Pittsburgh-area life is already in the North Hills/Allegheny County corridor
Real Limitations
- Allegheny County taxes cost roughly $310–$390/month more than TOA Cranberry for similar homes
- The 10-year premium vs. Cranberry is $35,000–$45,000 in additional taxes
- Act 77 discount requires 10 years of Allegheny County residency — no near-term benefit for newcomers
- Cranberry offers the same builder with better tax efficiency just 15 minutes away
The honest summary: Richland is a well-built TOA community in a good North Hills location. The financial case for choosing it over Cranberry requires a location-specific reason. If you have one — your doctors, family, or long-term Pittsburgh roots are in the North Hills Allegheny corridor — Richland makes sense. If you're choosing purely on community quality and price, Cranberry's Butler County tax advantage is hard to argue past.