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Sarah Mitchell
Compass Real Estate · Pennsylvania
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Pennsylvania housing market
Pennsylvania housing market summary
The typical home in Pennsylvania is worth $290,401, up 2.4% over the past year. Homes that actually closed went for a median of $330,200 after 30 days on market. On supply, pricing discipline, and speed of sale, Pennsylvania currently reads as a seller's market at 2.7 months of supply. At today's 7.03% 30-year fixed rate, that typical home costs $1,550 a month in principal and interest with 20.0% down.
Sources: Zillow, August 2026 · Refreshes monthly · Redfin, through May 2026 · Freddie Mac via FRED, September 2026
Pennsylvania housing market at a glance
Every tile carries the provider and the month it was published
Typical home value
$290,401
+2.4% YoY · Zillow, August 2026
Median sale price
$330,200
Redfin, through May 2026
Typical asking rent
$1,513/mo
Median of 92 cities · Zillow, August 2026
30-yr fixed rate
7.03%
Freddie Mac via FRED, September 2026
Monthly P&I
$1,550
20.0% down, 30-yr fixed
Days on market
30
+1 days YoY
Active listings
29,517
-0.4% YoY
Median household income
$76,081
U.S. Census ACS, 2023
Typical home value is Zillow's ZHVI — the value of a typical home across the whole housing stock, not just the homes that sold. Median sale price is what actually closed. Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
Where Pennsylvania home prices are heading
Pennsylvania's typical home value is $290,401, up 2.4% over 12 months. The two-year number matters more than the one-year number: it spans a full rate cycle rather than a single seasonal swing. Values are at or within a rounding error of their two-year high.
Against the national picture, Pennsylvania runs 21.2% below the U.S. typical home value of $368,697, and its 12-month move of +2.4% is outpacing the national pace of +1.2%.
What would have to change for Pennsylvania prices to fall. Prices fall when supply outruns demand for long enough that sellers compete on price rather than waiting. Pennsylvania is carrying 2.7 months of supply — below the four-month line, so inventory would have to roughly double before sellers lose pricing power. Active listings are -0.4% year over year and new listings +0.1%, which is close to flat. The other lever is the rate. At 7.03%, existing owners with cheaper mortgages have little reason to list, which is what has kept supply artificially low across most of the country. A sustained move down in rates unlocks those sellers and adds inventory; it also adds buyers. Which side moves first decides the direction.
Market trends
Statewide monthly series · Redfin, through May 2026 · No longer updating · Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
What it costs to buy in Pennsylvania at today's rate
Down payment
$58,080
20.0% of value
Loan amount
$232,321
30-yr fixed
Monthly P&I
$1,550
at 7.03%
Income needed
$66,429
28.0% front-end ratio
A buyer purchasing the typical Pennsylvania home at $290,401 puts $58,080 down, finances $232,321, and pays $1,550 a month in principal and interest. Property taxes, homeowners insurance, HOA dues, and mortgage insurance sit on top of that and vary by county — budget for them separately rather than assuming the P&I figure is the payment.
Lenders typically want principal and interest under 28.0% of gross income, which puts the qualifying income for that purchase at roughly $66,429. Pennsylvania's median household earns $76,081 (Census ACS 2023) — a gap of $9,652 below what the median household brings in. Put differently, the median household would spend 24.4% of gross income on principal and interest alone — inside the ratio most lenders underwrite to.
The value-to-income ratio in Pennsylvania is 3.8x. Between roughly 3.5x and 5x, prices are ahead of local earnings but still within reach for higher-earning households. Model your own numbers in the affordability calculator or the mortgage calculator.
Figures are illustrative, not a quote or a pre-approval. Rate: Freddie Mac via FRED, September 2026 · Value: Zillow, August 2026 · Income: U.S. Census ACS, 2023
Buying in Pennsylvania in the next 12 months?
Tell us your timeline. We send the Pennsylvania market brief: the price ranges that are actually clearing, the cities where your budget goes furthest, and what to fix on your credit before you apply.
Rent or buy in Pennsylvania?
Zillow publishes its rent index per city rather than per state, so the honest statewide read is the median across the 92 largest Pennsylvania cities that carry it: $1,513 a month. Set against a typical home value of $290,401, that is a price-to-rent ratio of 16.0x.
Between 15x and 20x the two options are close enough that the tiebreaker is how long you stay, not the ratio itself. Principal and interest on the typical home runs $37 more per month than that typical rent — and that is before taxes, insurance, and the roughly 1% of value a year most owners spend on maintenance.
For a second read on the same question, the Census ACS puts median gross rent across all Pennsylvania households — every unit type, not just what is currently listed — at $1,162 a month (2023), with 69.3% of Pennsylvania households owning rather than renting. Asking rents lead the ACS figure because they reflect today's new leases rather than the whole stock of existing ones.
Run the rent-vs-buy calculator with your own holding period and down payment — the statewide ratio is a starting point, not an answer.
Supply: what is on the market in Pennsylvania
| Measure | Latest | Year earlier | Change |
|---|---|---|---|
| Active listings | 29,517 | 29,629 | -0.4% |
| New listings | 16,236 | 16,216 | +0.1% |
| Homes sold | 10,801 | 11,714 | -7.8% |
| Months of supply | 2.7 | 2.5 | +0.2 |
| Sale-to-list ratio | 99.7% | 99.6% | Below asking |
What these mean. Active listings is the shelf — everything a buyer could tour today. New listings is restock rate; when it falls faster than sales, the shelf empties. Months of supply is active inventory divided by homes sold per month: at the current sales pace, how many months it would take to sell every home currently listed. Under 4 months of supply tilts toward sellers, 4 to 5 months is the neutral band, and above 5 months tilts toward buyers — above 7 months is a glut. These are the same thresholds the market verdict on every city and ZIP page is scored against. Sale-to-list ratio is the discipline check — above 100% means homes are clearing over asking on average, below means sellers are conceding.
Redfin, through May 2026 · No longer updating — Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026. Zillow's inventory and new-listing counts are published per city and appear on the individual city pages.
Where Pennsylvania home values are moving fastest
12-month change in typical home value · Zillow, August 2026
Rising fastest
- 1.Meadville+12.1%
- 2.Old Forge+11.0%
- 3.Sunbury+9.4%
- 4.Indiana+8.1%
- 5.Lower Burrell+6.6%
- 6.Villanova+6.1%
- 7.Lewistown+5.7%
- 8.Beaver Falls+5.3%
Falling
- 1.Oil City-6.1%
- 2.Brentwood-5.4%
- 3.Sharon-5.1%
- 4.McKeesport-3.9%
- 5.Collingdale-3.5%
- 6.Grove City-3.4%
- 7.Yeadon-2.8%
- 8.Carnegie-2.5%
Computed from Zillow's typical home value for each city at August 2026 against the same month a year earlier, across the 150 largest Pennsylvania cities by population. Small markets swing hardest because a handful of transactions moves the index — read the city page before treating a large move as a trend.
The most and least expensive cities in Pennsylvania
Typical home value across the 150 largest cities · Zillow, August 2026
Most expensive
- 1.Villanova$1.56M
- 2.Bala Cynwyd$695,424
- 3.West Chester$664,134
- 4.Downingtown$592,823
- 5.Broomall$590,642
- 6.Audubon$568,630
- 7.Harleysville$544,428
- 8.Phoenixville$528,680
- 9.Perkasie$526,588
- 10.Ardmore$522,696
Most affordable
- 1.Sharon$77,222
- 2.Oil City$91,387
- 3.McKeesport$97,114
- 4.Johnstown$97,462
- 5.Altoona$139,939
- 6.Warren$144,210
- 7.Munhall$151,048
- 8.New Castle$152,535
- 9.Pottsville$153,577
- 10.Ellwood City$159,349
The spread between Villanova and Sharon is 20.2x — one reason a single statewide number is close to useless for a buyer with a fixed budget. Pick the city first, then the price band. Speed is a separate axis from price: Nanticoke was the quickest of these markets to clear at 3 days on market (Redfin, through May 2026).
How Pennsylvania compares
| Market | Typical value | 12-mo change | Median income | Value / income |
|---|---|---|---|---|
| Pennsylvania | $290,401 | +2.4% | $76,081 | 3.8x |
| United States | $368,697 | +1.2% | — | — |
| New York | $526,714 | +5.6% | $84,578 | 6.2x |
| New Jersey | $580,353 | +3.9% | $101,050 | 5.7x |
| Ohio | $248,803 | +3.4% | $69,680 | 3.6x |
The three states above are Pennsylvania's nearest land neighbours — the markets buyers most often price against when a move is still negotiable. Ohio carries a lower typical home value than Pennsylvania, which is what makes it the usual destination for equity-funded moves out of Pennsylvania.
Values and 12-month changes: Zillow, August 2026 · Refreshes monthly. Income: U.S. Census ACS, 2023. ACS publishes household income per state, not for the nation on the same basis, so the U.S. row shows home value only.
Pennsylvania housing markets by city
1,689 cities tracked — the 60 largest by population shown
Philadelphia
$233,728
Pittsburgh
$239,865
Allentown
$317,498
Reading
$267,494
Erie
$208,111
Bethlehem
$361,684
Scranton
$201,486
Lancaster
Pop. 58K
Levittown
$400,851
Harrisburg
$267,027
York
$279,742
Wilkes-Barre
$184,986
Altoona
$139,939
State College
$412,988
Norristown
$335,907
Chester
Pop. 33K
Bethel Park
$305,152
Drexel Hill
$323,604
Hazleton
$224,339
Easton
$383,113
Monroeville
$233,624
Williamsport
$211,474
Plum
Pop. 27K
Lebanon
$293,060
King of Prussia
$500,139
Pottstown
$360,566
Allison Park
Pop. 22K
Chambersburg
$288,570
New Castle
$152,535
Carlisle
$334,866
Baldwin
Pop. 21K
West Mifflin
$163,033
West Chester
$664,134
Phoenixville
$528,680
Lansdale
$502,627
Johnstown
$97,462
Colonial Park
Pop. 18K
McKeesport
$97,114
Fullerton
Pop. 17K
Hanover
$296,544
Hermitage
$227,118
Horsham
$442,740
Weigelstown
Pop. 15K
Franklin Park
Pop. 15K
Whitehall
Pop. 15K
Greensburg
$251,929
Hershey
$409,905
Indiana
$207,160
Wilkinsburg
Pop. 14K
Ardmore
$522,696
Dunmore
Pop. 14K
Willow Grove
$418,249
Ephrata
Pop. 14K
Carnot-Moon
Pop. 14K
Montgomeryville
Pop. 14K
Pottsville
$153,577
Washington
$238,528
Kingston
$237,157
Coatesville
$393,531
Butler
$255,546
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What to do next in Pennsylvania
If you are buying
- Set the payment before the price. Start from what you can carry monthly, then work backwards with the affordability calculator — the typical Pennsylvania home is $1,550/mo in P&I today.
- Pick the city, not the state. Values across Pennsylvania run from $77,222 in Sharon to $1.56M in Villanova.
- Put two finalists head to head in the city comparison tool before you tour anything.
- Fix the credit file before you shop the rate. A better score moves the payment more than haggling over price does at 7.03%.
If you are selling
- Price against your city, not the statewide figure — the spread between Pennsylvania markets is wider than the year-over-year move in any of them.
- Read the supply table above. At 2.7 months of supply, you still set the terms — but only if the home is priced to the comps on day one.
- Watch days on market in your city, not the state. The statewide median was 30 days (Redfin, through May 2026); your city page carries its own.
- Time the listing against new-listing volume. New listings are +0.1% year over year — less competition than a year ago.
Pennsylvania housing market questions
What is the typical home value in Pennsylvania?
The typical home value in Pennsylvania is $290,401 (Zillow, August 2026). That is a +2.4% change over the past 12 months. The median price of homes that actually sold was $330,200 (Redfin, through May 2026); sale prices skew toward whatever segment is transacting, which is why they differ from the typical-value figure.
Are Pennsylvania home prices going up or down?
Pennsylvania home values are up 2.4% year over year (Zillow, August 2026). Values are at or near their highest reading in the past two years.
How much income do you need to buy a home in Pennsylvania?
At the current 30-year fixed rate of 7.03%, a $290,401 home with 20.0% down carries roughly $1,550 a month in principal and interest. Using the 28% front-end ratio most lenders underwrite to, that implies a household income of about $66,429 before taxes, insurance, HOA dues, or mortgage insurance are added. Pennsylvania's median household income is $76,081 (Census ACS, 2023), a gap of $9,652 below the median household. These figures are illustrative, not a quote or a pre-approval.
Is it cheaper to rent or buy in Pennsylvania?
Typical asking rent across the largest Pennsylvania cities Zillow publishes rent data for is $1,513 a month (median of 92 cities, Zillow, August 2026). Against a typical home value of $290,401, that is a price-to-rent ratio of 16.0x. Ratios under about 15x generally favour buying if you plan to stay put; above about 20x, renting and investing the difference tends to win over short horizons. Principal and interest alone runs $37 more than that typical rent each month, before taxes, insurance, and maintenance.
Which Pennsylvania cities are the most affordable?
Among the largest cities we track in Pennsylvania, the lowest typical home values are in Sharon ($77,222), Oil City ($91,387), McKeesport ($97,114), Johnstown ($97,462), Altoona ($139,939). Values are Zillow's typical-home-value index for August 2026.
Which Pennsylvania cities are the most expensive?
The highest typical home values among the largest Pennsylvania cities are in Villanova ($1.56M), Bala Cynwyd ($695,424), West Chester ($664,134), Downingtown ($592,823), Broomall ($590,642). Price per square foot, inventory, and days on market for each are on the individual city pages.
Which Pennsylvania cities are appreciating the fastest?
Over the past 12 months the largest home-value gains among Pennsylvania cities we track were in Meadville (+12.1%), Old Forge (+11.0%), Sunbury (+9.4%), Indiana (+8.1%), Lower Burrell (+6.6%). Fast appreciation usually reflects constrained supply, in-migration, or a small transaction base — check the individual city page before reading it as a trend.
How long do homes take to sell in Pennsylvania?
Homes in Pennsylvania spent a median of 30 days on market in the last month Redfin published (Redfin, through May 2026). That is 1 days slower than the same month a year earlier. The quickest market among the state's largest cities was Nanticoke at 3 days. Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
How does Pennsylvania compare to neighboring states?
Pennsylvania's typical home value of $290,401 compares with New York at $526,714, New Jersey at $580,353, Ohio at $248,803. The U.S. typical home value is $368,697, putting Pennsylvania 21.2% below the national figure. Ohio is cheaper on a typical-value basis.
Is now a good time to buy in Pennsylvania?
That depends on your timeline, not the headline. The measurable inputs today: a 30-year fixed rate of 7.03%, 2.7 months of supply statewide (Redfin, through May 2026), active listings -0.4% year over year, and home values +2.4% over the past year. Buyers with a five-year-plus horizon are mostly exposed to the payment, not the price, so the rate you can qualify for matters more than the month you buy. Properties Incorporated is an independent data platform, not a brokerage or lender — this is information, not advice.
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Keep researching Pennsylvania
City-vs-city in Pennsylvania
Studies & tools
How we built these numbers
Neighboring state markets
- New York housing market — $526,714 typical value
- New Jersey housing market — $580,353 typical value
- Ohio housing market — $248,803 typical value
Get the Pennsylvania market brief
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