What "North Hills" and "South Hills" Actually Mean
In Pittsburgh real estate, "North Hills" refers to the suburban corridor north of the city along I-79 and Route 8 — communities like Cranberry Township, Allison Park, Richland Township, McCandless, and Ross Township. "South Hills" refers to the corridor south of the city along I-79 south and Routes 19 and 51 — Canonsburg, Peters Township, Upper St. Clair, Bethel Park, and Mt. Lebanon.
For 55+ buyers, the relevant communities are concentrated on both sides: North Hills has TOA Cranberry (Butler Co.), Rose Ridge (Allegheny Co.), and TOA Richland (Allegheny Co.). South Hills has TOA Southpointe (Washington Co.) as the primary dedicated community, plus the broader I-79 south corridor.
The location choice often comes down to where your existing Pittsburgh-area life is centered — medical providers, family, longtime social networks. If you don't have Pittsburgh roots, it's genuinely a financial and lifestyle decision with no objectively correct answer.
The Tax Picture by Corridor
The North Hills-South Hills split partially maps to a county split — and county is what determines your property tax rate.
| Community | Corridor | County | Est. Tax Rate | Annual Tax ($550K) |
|---|---|---|---|---|
| TOA Cranberry | North Hills | Butler | ~1.4% | ~$7,700 |
| Scenic Ridge | North Hills | Butler | ~1.4% | ~$7,700 |
| TOA Southpointe | South Hills | Washington | ~1.5% | ~$8,250 |
| Rose Ridge | North Hills | Allegheny | ~2.1% | ~$11,550 |
| TOA Richland | North Hills | Allegheny | ~2.1% | ~$11,550 |
| TOA Sewickley Ridge | West/Inner Ring | Allegheny | ~2.1% | ~$11,550 |
Healthcare Systems by Corridor
North Hills Healthcare
- UPMC Passavant (McCandless) — major UPMC campus
- AHN Wexford Hospital — Allegheny Health Network
- UPMC Passavant (Cranberry) — outpatient center
- Strong UPMC network throughout corridor
- Fox Chapel and Allison Park have dense specialist offices
South Hills Healthcare
- St. Clair Hospital (Mt. Lebanon) — independent community hospital
- AHN Jefferson Hospital (Jefferson Hills)
- UPMC South Hills — outpatient centers
- Washington Health System (Washington, PA) — near Canonsburg
- Strong independent hospital tradition vs. North Hills UPMC concentration
If you're a current UPMC patient with established specialists, the North Hills network is more concentrated. South Hills has solid coverage but with more system diversity. Neither is a healthcare desert — Pittsburgh's metro healthcare infrastructure is genuinely excellent throughout both corridors.
Airport Access
Pittsburgh International Airport sits west of the city — on the North Hills/Beaver County side of the metro. From TOA Cranberry, the airport is approximately 25–30 minutes via I-376 west. From TOA Southpointe (Canonsburg), the airport is approximately 30–40 minutes via I-79 north to I-376. For frequent flyers, the North Hills corridor has a meaningful travel time advantage.
What North Hills Does Better
North Hills Advantages
- Butler County communities have the lowest tax rates in the Pittsburgh 55+ market
- Cranberry Township has the most complete retail ecosystem — best concentration of shopping, dining, and services
- Closest corridor to Pittsburgh International Airport
- UPMC concentration strongest in North Hills
- Rose Ridge offers the most amenity-rich new construction option in the metro
South Hills Advantages
- TOA Southpointe has the largest clubhouse in the Pittsburgh 55+ market (11,000 sq ft)
- Only gated 55+ community in the Pittsburgh metro
- Washington County tax rates competitive with Butler County
- Southpointe tech/energy corridor nearby — relevant if one partner still works
- North Park and South Park both accessible from either corridor
The Honest Verdict
For most buyers without strong Pittsburgh roots, the financial decision comes down to: avoid Allegheny County. Both TOA Cranberry (North Hills) and TOA Southpointe (South Hills) sit in counties with effective tax rates around 1.4–1.6% — genuinely similar in the larger picture. The choice between them is a lifestyle and logistics decision, not primarily a financial one.
If you have Pittsburgh roots — doctors, family, longtime friends in one corridor — go to that corridor. The $50–$100/month tax difference between Butler County and Washington County is not worth disrupting established relationships.
If you're arriving fresh to Pittsburgh (common for buyers from Ohio, West Virginia, or returning from Florida), visit both corridors before deciding. Drive the commutes. Walk the communities. Have lunch in Cranberry Township and dinner in Canonsburg. Your gut reaction to each environment tells you more than any spreadsheet.