State Housing Overview

Rent & Housing in Pennsylvania

Based on comprehensive economic data across 276 tracked municipalities, Pennsylvania presents diverse cost of living environments. Macroeconomic modeling identifies Shamokin as the most cost-efficient market, contrasting starkly with the elevated real estate valuations found in Merion Station. Pennsylvania assesses a 3.07% progressive income tax, while residential property taxes average 1.58%. Financial planning in PA requires careful alignment of localized housing costs against state-level tax obligations.

Use this state hub to understand the statewide housing baseline first, then drop into city pages for a household-level feasibility verdict. The key question here is not just whether Pennsylvania is “cheap” or “expensive”, but which cities look most livable once rent, home values, taxes, and household income are considered together.

Data Updated: March 2026

State Housing Snapshot

Average Rent Burden

18%

Avg annual rent vs household income

Average Price-to-Income

3.5x

Avg home value vs household income

Best Cost Baseline

Shamokin, PA

Index 61

Highest Pressure

Merion Station, PA

Index 179

Statewide Housing Verdict

Accessible

Pennsylvania looks comparatively accessible at the state level, with 18% average rent burden and 3.5x home-price-to-income. Start with Shamokin, PA if your goal is to find the easiest relocation entry points before checking city-level verdicts.

Average rent burden: 18%Average price-to-income: 3.5xBest baseline city: Shamokin, PAHighest-pressure city: Merion Station, PA

Pennsylvania Tax Radar

Max Income Tax

3.07%

Progressive Brackets

Est. Sales Tax

6.34%

Local + State Avg

Effective Property Tax

1.58%

Statewide Average

Interactive | Enter Gross Income:

Default set to 2023 National Median ($74,580)

At a gross income of $74,580, the localized Pennsylvania marginal tax brackets exact an effective state penalty of 2.9%. This results in an absolute "tax drag" drain of $2,136/year compared to states with no income tax.

Cities Tracked

276

Avg Home Value

$278,399

National: $303,400

Avg Rent

$1,182

National: $1,348

Avg Income

$78,472

National: $78,538

Lower Housing Pressure Cities

These city pages have comparatively lower rent burden inside Pennsylvania, making them strong candidates for the next housing-feasibility clicks.

Trooper, PA

Rent burden 10% · Home $498,975

Mountain Top, PA

Rent burden 10% · Home $317,634

Gilbertsville, PA

Rent burden 11% · Home $484,093

Merion Station, PA

Rent burden 11% · Home $875,500

Economy, PA

Rent burden 12% · Home $244,700

Northwest Harborcreek, PA

Rent burden 12% · Home $215,200

Biggest Move-Market Cities

These are the highest-population city pages in the state, useful when you want the major relocation targets before exploring the full table.

Philadelphia, PA

Population 1,582,432 · Index 97

Pittsburgh, PA

Population 303,620 · Index 94

Allentown, PA

Population 125,320 · Index 104

Reading, PA

Population 94,836 · Index 92

Erie, PA

Population 94,156 · Index 82

Bethlehem, PA

Population 77,069 · Index 110

Rent Pressure Outliers

These city pages show the highest rent burden inside Pennsylvania. They are useful when you want to see where renting starts to materially squeeze household budgets.

Allentown, PA

Rent burden 38% · Rent $1,699/mo

Darby, PA

Rent burden 36% · Rent $1,337/mo

Philadelphia, PA

Rent burden 34% · Rent $1,734/mo

Harrisburg, PA

Rent burden 34% · Rent $1,351/mo

York, PA

Rent burden 34% · Rent $1,328/mo

McKees Rocks, PA

Rent burden 33% · Rent $933/mo

Buy Pressure Outliers

These city pages have the toughest home-price-to-income ratios in Pennsylvania, making them the first places to inspect when buy-side affordability is the core concern.

Bryn Mawr, PA

Price-to-income 10.1x · Home $878,062

State College, PA

Price-to-income 8.8x · Home $414,400

Ambler, PA

Price-to-income 8.3x · Home $666,852

Kennett Square, PA

Price-to-income 8.2x · Home $606,063

West Chester, PA

Price-to-income 7.8x · Home $635,760

Oxford, PA

Price-to-income 7.4x · Home $456,693

Most Affordable

Most Expensive

179

176

176

164

All Cities in Pennsylvania

City	Pop.	Home Value	Rent	Income	Index
Philadelphia	1,582,432	$229,411	$1,734	$60,698	97
Pittsburgh	303,620	$230,723	$1,516	$64,137	94
Allentown	125,320	$304,235	$1,699	$53,403	104
Reading	94,836	$256,603	$1,018	$45,599	92
Erie	94,156	$194,885	$836	$43,397	82
Bethlehem	77,069	$344,212	$1,818	$66,443	110
Scranton	76,074	$141,700	$991	$49,531	78
Lancaster	57,683	$203,700	$1,177	$63,421	84
Levittown	50,930	$384,530	$1,501	$101,619	113
Harrisburg	50,092	$121,000	$1,351	$47,783	80
York	44,830	$270,750	$1,328	$47,115	97
Wilkes-Barre	44,217	$171,246	$939	$47,970	81
Altoona	43,508	$135,654	$789	$50,171	75
State College	40,669	$414,400	$1,229	$47,132	112
Norristown	35,782	$327,252	$1,337	$65,058	104
Chester	33,209	$85,400	$1,080	$39,809	69
Bethel Park	33,070	$291,045	$1,259	$104,129	98
Drexel Hill	30,015	$309,540	$1,312	$87,993	102
Hazleton	29,886	$208,084	$1,015	$43,379	86
Easton	29,079	$169,200	$1,223	$63,775	84
Monroeville	28,383	$222,288	$1,162	$78,191	89
Williamsport	27,629	$146,500	$825	$49,363	76
Plum	26,873	$218,600	$1,156	$98,475	86
Lebanon	26,600	$143,200	$1,024	$47,439	78
King of Prussia	25,025	$487,038	$1,995	$111,600	130
Pottstown	23,392	$345,181	$1,181	$56,174	105
Allison Park	22,108	$328,700	$1,190	$108,669	99
Chambersburg	22,051	$196,200	$1,088	$56,177	86
New Castle	21,727	$72,000	$698	$41,478	64
Carlisle	21,335	$323,473	$986	$59,742	99
Baldwin	21,159	$191,700	$1,042	$77,882	81
Murrysville	20,839	$316,400	$1,495	$120,685	104
West Mifflin	19,338	$156,065	$748	$70,335	77
West Chester	19,235	$635,760	$1,661	$81,492	143
Phoenixville	19,062	$507,928	$1,563	$94,411	127
Lansdale	18,865	$484,793	$1,390	$86,460	123
Johnstown	18,245	$42,100	$616	$34,784	63
Colonial Park	18,125	$223,800	$1,272	$69,804	88
McKeesport	17,520	$91,526	$786	$31,854	70
Fullerton	16,729	$229,900	$1,381	$63,357	90
Hanover	16,483	$286,884	$1,095	$64,135	96
Hermitage	16,132	$187,600	$874	$72,464	80
Horsham	15,866	$363,100	$1,251	$99,121	107
Weigelstown	15,401	$202,100	$1,358	$70,333	86
Franklin Park	15,273	$467,700	$2,063	$172,200	124
Whitehall	14,863	$229,200	$909	$85,000	84
Greensburg	14,777	$177,000	$829	$62,977	80
Hershey	14,334	$391,872	$1,241	$78,750	110
Indiana	14,170	$123,300	$806	$44,784	71
Ardmore	14,165	$501,973	$1,680	$115,273	128
Wilkinsburg	14,165	$140,300	$978	$48,565	75
Dunmore	14,123	$186,900	$923	$75,632	80
Willow Grove	13,919	$401,122	$1,677	$98,402	116
Ephrata	13,729	$215,100	$1,070	$68,117	84
Carnot-Moon	13,639	$256,600	$1,178	$95,777	90
Montgomeryville	13,572	$452,400	$1,943	$130,769	121
Pottsville	13,374	$97,700	$820	$53,465	68
Washington	13,361	$228,755	$895	$52,350	87
Kingston	13,333	$216,210	$960	$53,885	86
Coatesville	13,323	$377,610	$1,464	$57,323	111
Butler	13,306	$112,500	$815	$41,705	73
Sharon	13,019	$79,100	$780	$44,595	66
Bloomsburg	12,906	$248,140	$937	$49,096	87
Meadville	12,723	$164,774	$887	$46,012	76
St. Marys	12,612	$143,900	$756	$64,471	72
Jefferson Hills	12,313	$309,600	$1,276	$117,518	98
Yeadon	12,091	$227,579	$1,117	$57,336	90
New Kensington	12,072	$132,400	$694	$49,644	74
Elizabethtown	11,857	$222,600	$1,038	$67,770	88
Mountain Top	11,856	$317,634	$843	$105,286	97
Emmaus	11,727	$376,620	$1,331	$82,875	109
Lower Burrell	11,659	$189,700	$876	$81,860	82
Progress	11,143	$192,000	$1,170	$75,362	83
Wyomissing	11,100	$367,967	$1,746	$88,214	112
Lansdowne	11,064	$270,164	$1,219	$69,261	96
Waynesboro	11,044	$180,400	$1,027	$58,311	83
Shiloh	11,022	$233,300	$1,519	$82,205	92
Broomall	10,684	$557,331	$1,784	$114,844	136
Darby	10,664	$101,900	$1,337	$45,128	74
Munhall	10,633	$142,869	$774	$52,037	76
Nanticoke	10,610	$160,844	$787	$60,340	78
Northampton	10,366	$225,400	$1,156	$82,719	89
Berwick	10,291	$200,640	$788	$45,338	79
Woodlyn	10,276	$289,167	$1,156	$71,978	98
Columbia	10,217	$174,200	$1,064	$52,271	82
Roslyn	10,150	$300,300	$1,151	$91,106	95
Willow Street	10,010	$298,200	$2,453	$106,867	112
Brentwood	9,927	$165,564	$822	$60,432	79
Bristol	9,874	$333,691	$1,281	$70,595	104
Uniontown	9,819	$87,600	$757	$35,451	69
Morrisville	9,740	$530,245	$1,123	$94,126	125
Croydon	9,704	$341,997	$1,308	$59,883	106
Canonsburg	9,682	$352,948	$964	$80,581	102
Sunbury	9,643	$98,000	$731	$48,509	67
Bala Cynwyd	9,622	$628,400	$1,812	$144,453	144
Lititz	9,599	$264,600	$1,207	$82,861	94
Middletown	9,567	$257,494	$1,145	$54,778	93
Mechanicsburg	9,535	$396,343	$1,033	$81,696	108
Oil City	9,517	$83,021	$799	$52,688	66
Quakertown	9,298	$427,170	$1,253	$70,978	115
East Stroudsburg	9,278	$199,200	$1,375	$61,792	86
Warren	9,273	$101,600	$774	$50,877	68
Conshohocken	9,235	$471,282	$1,905	$117,330	127
Glenshaw	9,194	$241,300	$948	$91,219	86
Perkasie	9,176	$501,409	$1,164	$99,474	122
Aliquippa	9,146	$193,853	$720	$51,050	81
Sanatoga	9,048	$280,100	$1,560	$86,624	97
Economy	9,042	$244,700	$907	$94,430	86
Harleysville	9,034	$521,497	$1,712	$111,530	131
Audubon	9,014	$542,189	$1,861	$107,785	135
Kulpsville	8,990	$337,100	$1,836	$89,006	107
Fairless Hills	8,985	$414,557	$1,240	$80,625	113
Northwest Harborcreek	8,908	$215,200	$875	$87,601	82
Beaver Falls	8,885	$190,270	$740	$48,462	81
East York	8,868	$221,800	$1,323	$83,030	88
Collingdale	8,862	$200,960	$1,082	$49,578	87
Carbondale	8,820	$118,800	$788	$48,592	70
Park Forest Village	8,810	$383,100	$1,317	$79,363	106
Village Green-Green Ridge	8,725	$300,600	$1,249	$93,223	96
Jeannette	8,719	$106,600	$817	$49,558	72
Millersville	8,711	$265,500	$1,322	$65,721	96
Old Forge	8,533	$169,700	$862	$73,258	80
Lewistown	8,505	$98,600	$765	$40,179	67
Swissvale	8,499	$141,300	$1,097	$60,114	76
Villanova	8,431	$945,600	$0	$250,001	176
Pleasant Hills	8,418	$258,846	$1,224	$97,177	94
Lock Haven	8,386	$127,500	$794	$40,131	71
Parkville	8,354	$207,100	$1,181	$74,509	85
Doylestown	8,322	$491,700	$1,754	$93,672	124
Mount Joy	8,310	$241,300	$1,070	$84,514	87
Folsom	8,298	$321,303	$1,421	$100,544	104
Brookhaven	8,288	$259,705	$1,557	$96,393	99
Castle Shannon	8,237	$182,400	$1,002	$62,426	80
Hatboro	8,219	$428,434	$1,781	$108,927	121
Wilson	8,196	$191,800	$1,211	$80,928	83
Bellevue	8,186	$177,900	$935	$64,888	79
Downingtown	8,163	$570,223	$1,528	$82,292	134
Breinigsville	8,159	$368,600	$2,021	$116,631	115
Camp Hill	8,149	$322,535	$1,204	$110,938	101
Dormont	8,120	$204,800	$1,049	$77,226	83
Leola	8,107	$324,600	$1,371	$84,653	103
Carnegie	8,015	$219,126	$880	$62,327	86
Latrobe	8,002	$140,600	$761	$55,168	75
Glenside	7,941	$441,071	$1,435	$101,050	118
Gettysburg	7,929	$361,856	$929	$52,656	103
Grove City	7,861	$165,900	$858	$56,420	77
Palmyra	7,769	$211,900	$1,058	$71,018	87
Bradford	7,738	$76,400	$745	$56,330	65
Ancient Oaks	7,731	$404,700	$1,830	$119,419	115
Middletown	7,620	$257,494	$1,639	$97,040	99
Pittston	7,618	$114,900	$755	$47,525	72
Lower Allen	7,582	$246,100	$1,117	$85,537	88
Ellwood City	7,575	$120,400	$836	$62,266	71
Blandon	7,546	$269,700	$1,178	$109,775	92
New Cumberland	7,531	$286,241	$1,031	$81,947	95
White Oak	7,520	$189,753	$999	$64,838	84
DuBois	7,449	$170,261	$848	$58,626	77
Archbald	7,348	$211,400	$951	$76,315	86
Elkins Park	7,286	$366,700	$1,625	$129,773	112
Ridley Park	7,245	$303,403	$1,361	$94,485	102
Souderton	7,215	$449,113	$1,257	$85,625	117
Glenolden	7,207	$237,053	$1,185	$71,145	92
Wescosville	7,156	$428,800	$1,498	$124,719	114
Lionville	7,091	$424,200	$1,814	$96,381	117
Richboro	7,033	$689,312	$1,991	$153,691	153
Plymouth Meeting	6,990	$523,450	$1,853	$109,706	133
Rutherford	6,982	$189,300	$1,228	$77,306	83
Natrona Heights	6,955	$146,800	$744	$71,167	73
Tamaqua	6,922	$78,500	$935	$44,803	67
Connellsville	6,914	$117,200	$665	$47,176	69
Ambridge	6,912	$130,928	$910	$50,978	76
Wayne	6,902	$664,900	$1,993	$143,981	150
Shamokin	6,890	$57,400	$649	$36,438	61
Huntingdon	6,884	$189,400	$832	$66,429	79
Maple Glen	6,851	$543,800	$2,333	$173,110	136
Arlington Heights	6,844	$249,700	$1,193	$67,386	90
Monessen	6,825	$87,100	$678	$51,094	68
Ambler	6,822	$666,852	$1,406	$80,795	144
Clifton Heights	6,821	$256,298	$1,191	$69,940	94
Chestnut Hill	6,774	$362,800	$1,746	$125,417	109
Folcroft	6,748	$213,508	$1,363	$58,899	91
Linglestown	6,747	$242,800	$1,647	$89,887	94
Oakmont	6,712	$325,996	$1,125	$89,055	100
Blakely	6,661	$183,600	$988	$59,858	80
Homeacre-Lyndora	6,647	$190,800	$952	$71,232	80
Milton	6,582	$172,100	$902	$53,552	78
West View	6,582	$209,800	$963	$70,954	82
Swarthmore	6,524	$454,071	$1,493	$146,992	121
Red Lion	6,494	$287,040	$863	$63,672	93
Catasauqua	6,491	$279,628	$1,130	$74,363	95
Blue Bell	6,450	$670,760	$3,111	$159,963	163
Prospect Park	6,402	$281,946	$1,154	$65,774	97
Forest Hills	6,332	$182,200	$970	$86,802	79
Steelton	6,267	$124,200	$1,270	$55,963	76
Taylor	6,261	$169,800	$1,015	$60,446	81
Penn Wynne	6,220	$532,200	$2,291	$156,056	134
South Williamsport	6,216	$186,000	$911	$66,810	82
Exton	6,192	$597,826	$2,114	$121,189	144
Corry	6,162	$142,584	$686	$45,081	75
Churchville	6,139	$673,868	$0	$188,146	144
Paoli	6,124	$607,851	$1,852	$117,094	142
Hellertown	6,119	$242,500	$1,227	$76,657	92
Clairton	6,105	$151,765	$932	$39,884	78
Fort Washington	6,105	$561,000	$2,031	$159,302	139
Kennett Square	6,096	$606,063	$1,243	$74,259	135
Newtown Grant	6,070	$571,900	$2,379	$175,403	140
Oreland	6,036	$489,398	$1,182	$110,100	121
Nazareth	6,032	$236,900	$1,186	$57,551	91
Franklin	6,026	$123,049	$731	$54,955	70
Bellefonte	6,022	$232,500	$900	$57,157	88
Dickson City	6,022	$184,700	$951	$58,343	80
Gilbertsville	5,999	$484,093	$1,089	$117,426	120
Crafton	5,995	$202,857	$1,006	$71,458	85
Somerset	5,984	$144,400	$673	$41,782	72
Sharon Hill	5,978	$190,185	$1,302	$68,529	88
Moosic	5,954	$235,500	$1,268	$74,792	92
Schlusser	5,926	$218,500	$973	$92,813	84
Clearfield	5,918	$134,345	$686	$51,190	71
Norwood	5,915	$279,605	$1,247	$89,135	98
Enola	5,913	$295,076	$1,098	$68,131	97
Stroudsburg	5,898	$212,700	$1,523	$60,868	89
Media	5,868	$614,637	$1,359	$86,219	138
McKees Rocks	5,827	$186,758	$933	$33,510	83
Shippensburg	5,811	$163,200	$898	$52,344	77
Merion Station	5,796	$875,500	$2,395	$250,001	179
Sierra View	5,795	$239,200	$1,728	$85,250	94
Bryn Mawr	5,777	$878,062	$2,113	$87,218	176
Oxford	5,763	$456,693	$1,208	$61,470	118
Plymouth	5,761	$85,400	$923	$42,348	71
Campbelltown	5,759	$319,900	$1,647	$96,250	103
New Holland	5,743	$225,500	$1,219	$57,719	90
Mount Carmel	5,695	$74,700	$796	$52,667	65
Punxsutawney	5,689	$102,500	$796	$43,097	68
Selinsgrove	5,655	$195,400	$946	$58,484	81
Palmerton	5,624	$161,500	$913	$71,471	79
New Brighton	5,600	$146,235	$716	$50,426	75
Hollidaysburg	5,581	$241,854	$1,082	$62,319	91
Wyndmoor	5,567	$478,100	$1,438	$142,583	119
Monaca	5,557	$202,686	$773	$64,839	83
Greenville	5,533	$98,200	$616	$56,850	66
Exeter	5,514	$132,500	$1,026	$49,432	77
Treasure Lake	5,513	$276,800	$0	$112,482	94
Coraopolis	5,464	$295,672	$900	$60,174	95
Shillington	5,462	$255,116	$1,293	$77,289	94
Sayre	5,444	$166,000	$976	$55,393	78
Chesterbrook	5,439	$503,966	$2,618	$140,972	139
Tyrone	5,421	$122,000	$788	$55,568	70
Trooper	5,408	$498,975	$1,075	$134,338	121
Pennside	5,406	$195,000	$1,289	$77,411	84
Olyphant	5,370	$143,400	$889	$63,516	77
Whitfield	5,346	$291,500	$1,380	$123,358	96
Edinboro	5,303	$283,318	$888	$40,862	93
Lehighton	5,268	$198,600	$928	$62,083	84
Fox Chapel	5,264	$880,100	$0	$250,001	164
Lewisburg	5,247	$234,100	$941	$51,674	85
Schuylkill Haven	5,247	$122,600	$894	$55,682	72
Titusville	5,230	$115,180	$596	$36,055	68
Collegeville	5,226	$554,395	$1,468	$88,992	132
Duquesne	5,186	$57,094	$725	$41,208	65
Shanor-Northvue	5,183	$243,600	$1,272	$98,878	90
Bangor	5,158	$167,100	$1,049	$63,542	82
West Hazleton	5,156	$172,724	$1,097	$46,968	83
Boothwyn	5,129	$252,700	$1,328	$83,444	92
Birdsboro	5,090	$323,197	$1,111	$74,698	100
Bridgeport	5,085	$347,388	$1,468	$79,247	108
Dorneyville	5,082	$379,800	$2,093	$126,306	115
West York	5,081	$113,400	$962	$67,938	71
Spring House	5,068	$668,400	$2,833	$178,068	156
Clarks Summit	5,058	$236,900	$1,147	$91,442	91
Duryea	5,054	$191,765	$1,056	$64,028	84
California	5,046	$142,600	$792	$49,500	76
Turtle Creek	5,046	$97,204	$718	$44,449	70
Manheim	5,028	$218,100	$1,324	$81,484	88
Vandergrift	5,028	$91,500	$793	$50,351	70
Swoyersville	5,014	$201,722	$733	$67,558	82
New Freedom	5,003	$409,171	$1,519	$109,894	115

FAQ: Living in Pennsylvania

What is the most affordable city to live in Pennsylvania?+

Among the cities we track, Shamokin stands out as the most affordable option in Pennsylvania. The median home value there is $57,400, and monthly rent typically runs around $649. The local median household income is $36,438, which tends to go further here than in much of the state.

What is the most expensive city in Pennsylvania?+

Merion Station is currently the priciest market in PA. Homes there are valued at a median of $875,500, and renters can expect to pay around $2,395/month. Incomes are higher too — the median household earns $250,001 — but whether that fully offsets the cost premium depends on your lifestyle.

How are taxes in Pennsylvania?+

Pennsylvania has a progressive income tax with a top rate of 3.07%. Property taxes average 1.58% statewide — on the higher end nationally. Combined state and local sales tax can reach 6.34%.

How much does housing vary across Pennsylvania?+

There's a huge range. In Shamokin, the median home costs around $57,400. In Merion Station, that number jumps to $875,500 — roughly 14x more. Rents follow a similar pattern: approximately $649/month vs. $2,395/month. Where you choose to settle within PA can make a dramatic difference in your monthly budget.

Is Pennsylvania a good state to move to?+

It depends on your priorities and budget. Pennsylvania offers a wide range of living costs depending on the city. You can find very affordable communities alongside expensive metro areas. Home prices range from around $57,400 in budget-friendly areas to $875,500 in premium markets. Use the city comparison tool to compare housing, rent, property tax, and everyday cost pressure across locations in PA.

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Reviewed by LivabilityCalc Research Team

Financial Data Analysts · Census & Economic Data Specialists

Data Sources & Methodology

Real Estate & Housing: Zillow Home Value Index (ZHVI, Smoothed & Seasonally Adjusted) and Zillow Observed Rent Index (ZORI). Structural fallback utilizes U.S. Census Bureau ACS 5-Year Estimates.
Goods, Utilities & Services: U.S. Bureau of Economic Analysis (BEA) Metropolitan Area Regional Price Parities (MARPP), incorporating verified State Nonmetropolitan averages.
Mortgage Rates: Freddie Mac 30-Year Fixed Rate Mortgage Average in the United States (PMMS) via Federal Reserve Economic Data (FRED).
Tax Context: State-level property, sales, and income-tax context used for place-side relocation planning. Personal take-home pay and offer analysis are handled by salary.city.
Index Methodology: Weighting matrix derived from Bureau of Labor Statistics (BLS) Consumer Expenditure Surveys (CEX) distributional models. Baseline standardized at 100. (Read methodology details)

Last data update: March 2026 · Mortgage rates updated monthly