The 10 Best Places To Buy A House In Pennsylvania For 2021


Using science and data, we can tell you which places in Pennsylvania have seen home prices rising and people flocking over the past year.

Editor’s note: This is not investment advice and we are not financial advisers. Article updated for 2021.

There's a the age old question everyone thinks about when they decide to move to a city in Pennsylvania:

Should I buy a place or rent? Well, we aren't here today to solve that problem for you exactly. We are just assuming you'll do the right thing and a buy a place. And while we are happy to tell you the best place to live in Pennsylvania, this analysis is going to tackle the question of the best place to buy a house as an investor. That is we are going to try and determine the up and coming cities in the Keystone State.

To do that we are going to look at places in Pennsylvania that are growing faster than average, but where home prices are below average. In every day terms, the "deals". The best deal in Pennsylvania at the moment? That would be Sugarcreek according to our analysis.

Here's a look at the top ten places to buy a home in Pennsylvania for 2021.

The 10 Best Places To Buy A Home In Pennsylvania For 2021

  1. Sugarcreek
  2. Swoyersville
  3. Kut
  4. Olyphant
  5. Fox Chapel
  6. Birdsboro
  7. Collegeville
  8. Schuylkill Haven
  9. Turtle Creek
  10. Bangor

What's the best place to buy a home in Pennsylvania for 2021? According to our analysis, would the the ideal place to buy a home looking into the future.

The methodology that wen't into this can be a bit complicated, so we'll break it down for you in as much detail as we can below. If you're not worried about finding a deal on good places to live, check out the most expensive places to live in Pennsylvania and, for those of you on a budget, the cheapest places to live in Pennsylvania.

For more Pennsylvania reading, check out:

The 10 Best Cities To Buy A House In Pennsylvania For 2021

Sugarcreek, PA

Overall SnackAbility

6
/10

Population: 5,014
Median Home Price: $76,700
Population Change: -1.0%
Home Price Change: -1.2%
More on Sugarcreek: PhotosHomes For Sale | Data

Overall SnackAbility

9
/10

Population: 5,017
Median Home Price: $125,500
Population Change: 0.9%
Home Price Change: -0.8%
More on Swoyersville: Homes For Sale | Data

Source: Public Domain
Overall SnackAbility

6
/10

Population: 5,040
Median Home Price: $166,700
Population Change: -0.0%
Home Price Change: 2.1%
More on Kut: Homes For Sale | Data

Olyphant, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 5,064
Median Home Price: $127,800
Population Change: -0.5%
Home Price Change: -3.6%
More on Olyphant: PhotosHomes For Sale | Data

Fox Chapel, PA

Overall SnackAbility

10
/10

Population: 5,121
Median Home Price: $662,400
Population Change: -3.9%
Home Price Change: 6.4%
More on Fox Chapel: PhotosHomes For Sale | Data

Birdsboro, PA

Overall SnackAbility

9
/10

Population: 5,131
Median Home Price: $163,400
Population Change: -0.2%
Home Price Change: 1.7%
More on Birdsboro: PhotosHomes For Sale | Data

Collegeville, PA

Overall SnackAbility

10
/10

Population: 5,152
Median Home Price: $335,400
Population Change: -0.3%
Home Price Change: 3.0%
More on Collegeville: PhotosHomes For Sale | Data

Schuylkill Haven, PA

Overall SnackAbility

8
/10

Population: 5,178
Median Home Price: $93,500
Population Change: -0.6%
Home Price Change: 7.2%
More on Schuylkill Haven: PhotosHomes For Sale | Data

Turtle Creek, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 5,197
Median Home Price: $57,100
Population Change: -0.9%
Home Price Change: 3.4%
More on Turtle Creek: PhotosHomes For Sale | Data

Bangor, PA

Overall SnackAbility

4
/10

Population: 5,208
Median Home Price: $160,900
Population Change: -0.3%
Home Price Change: 2.7%
More on Bangor: PhotosHomes For Sale | Data

How do you determine the best places to buy a home in Pennsylvania for 2021?

We were in real estate for almost five years and have been working on this site for another three. Suffice is to say, we've put a lot of thought into what goes into finding a good place to buy a home.

So all that thinking has come to this moment where we get to spell out how we'd approach finding an up-and-coming place to live in Pennsylvania. Put differently, the analysis will try to find places in Pennsylvania with undervalued homes relative to pent up demand.

To do that we looked at the most recent American Community Survey Census data for 2015-2019 and compared it to the previous vintage (2012-2016). Specifically, we used the following criteria:

  • Y-o-Y Change In Population (People want to live here)
  • Y-o-Y Change In Median Home Prices (People are willing to pay for it)
  • Home Prices Relative To The State Average (It's still kinda cheap)

We want places that are growing, have seen home prices increase in recent years, and are still "cheap" for Pennsylvania with the following caveats:

So of the 0 cities and towns in Pennsylvania, only 187 places made it through our initial filters to even be considered.

We then ranked each place from 1 to 187 for the criteria mentioned above with 1 being the best for that criteria. We averaged the rankings to create a "best place to buy" index with the place having the lowest index being the best. You can download the data here.

Turns out that Sugarcreek is the best potential gem in the not-so-rough in the Keystone State.

Read on for more on these places.

There You Have It - The Best Places To Purchase A House In Pennsylvania for 2021

There's our analysis of the best places to buy a house in Pennsylvania. And, to be clear, we aren't necessarily saying these places are the best places to live, just that it looks like they might be in a couple of years based on the data.

In fact, every place in the following table meets our criteria, so even though it may not look super long, remember we started off with all 0 places in the state.

So if we'd could rent or buy in these cities, we'd definitely buy.

For more Pennsylvania reading, check out:

Detailed List Of The Best Places To Buy A Home In Pennsylvania

City Rank Median Home Price Population Change Home Price Increase
Sugarcreek 1 $76,700 -1.0% -1.2%
Swoyersville 2 $125,500 0.9% -0.8%
Kut 3 $166,700 -0.0% 2.1%
Olyphant 4 $127,800 -0.5% -3.6%
Fox Chapel 5 $662,400 -3.9% 6.4%
Birdsboro 6 $163,400 -0.2% 1.7%
Collegeville 7 $335,400 -0.3% 3.0%
Schuylkill Haven 8 $93,500 -0.6% 7.2%
Turtle Creek 9 $57,100 -0.9% 3.4%
Bangor 10 $160,900 -0.3% 2.7%
Tyrone 11 $95,900 -1.2% 0.7%
Titusville 12 $72,100 -1.4% 6.3%
Shillington 13 $143,700 0.0% 1.7%
Lehighton 14 $114,200 -0.2% -2.3%
Palmerton 15 $117,600 -0.0% -0.8%
Sayre 16 $131,400 -0.7% 7.3%
New Holland 17 $203,100 0.0% 1.9%
Greenville 18 $73,700 -2.0% -3.4%
Media 19 $331,400 1.2% 4.7%
Coraopolis 20 $94,700 -1.8% 2.9%
Stroudsburg 21 $161,500 -0.0% -3.0%
Oxford 22 $215,200 1.8% -0.1%
Monaca 23 $122,000 -0.9% 6.7%
Duquesne 24 $42,600 -0.0% 7.6%
Exeter 25 $116,800 -1.0% -3.3%
Clarion 26 $124,200 2.6% -1.2%
Shippensburg 27 $156,700 3.4% 6.2%
Mount Carmel 28 $43,400 -0.0% -7.7%
Sharon Hill 29 $119,400 -0.1% 0.4%
Nazareth 30 $194,600 0.0% 8.4%
Hollidaysburg 31 $159,200 -0.1% 15.4%
Lewisburg 32 $200,300 -0.3% 15.5%
Moosic 33 $166,000 0.4% 3.0%
Punxsutawney 34 $83,700 -0.7% 5.5%
New Brighton 35 $73,100 -0.8% 3.0%
Edinboro 36 $165,800 -2.9% 3.4%
Dickson City 37 $141,500 -1.1% 2.2%
Plymouth 38 $72,100 -0.2% -3.0%
Helle 39 $185,400 -0.3% 1.3%
Crafton 40 $147,900 -0.0% 14.0%
Norwood 41 $167,900 0.1% 1.4%
Mckees Rocks 42 $51,800 -0.8% 5.5%
Clearfield 43 $84,800 -0.8% -1.5%
Selinsgrove 44 $154,600 0.5% 1.5%
Somerset 45 $112,700 -0.6% -5.8%
Steelton 46 $88,600 -0.0% 1.6%
Taylor 47 $126,000 -0.7% 4.5%
Franklin 48 $85,800 -1.1% 22.7%
South Williamsport 49 $142,200 -0.7% 3.9%
Kennett Square 50 $263,300 0.5% 4.1%
Blakely 51 $160,800 -0.9% -2.8%
Bellefonte 52 $191,600 -0.1% 4.9%
Swarthmore 53 $415,200 0.2% 1.2%
Red Lion 54 $119,500 0.0% -0.6%
Corry 55 $89,000 -1.0% 4.2%
California 56 $114,200 -1.5% -6.5%
Forest Hills 57 $130,100 -0.4% 3.3%
Oakmont 58 $206,200 0.5% 7.8%
Prospect Park 59 $191,700 0.1% 0.7%
Ambler 60 $303,500 0.0% 6.0%
Catasauqua 61 $148,400 0.3% 1.0%
West View 62 $132,400 -0.6% 3.1%
Clairton 63 $43,200 -0.3% -1.4%
Folcroft 64 $114,100 -0.0% 4.9%
Clifton Heights 65 $126,300 0.2% -1.9%
Milton 66 $131,500 -2.1% 5.6%
Ambridge 67 $71,400 -1.2% 1.4%
Tamaqua 68 $62,800 -1.0% 4.0%
Souderton 69 $227,900 0.8% 0.3%
Huntingdon 70 $117,000 -0.1% 5.2%
Archbald 71 $174,700 -0.2% 13.4%
Ridley Park 72 $202,000 0.2% -1.2%
Shamokin 73 $36,700 -0.6% -1.3%
Glenolden 74 $159,100 0.2% 4.1%
New Cumberland 75 $169,700 0.2% -0.7%
Monessen 76 $76,300 -0.7% -0.9%
Connellsville 77 $102,300 -0.2% 14.4%
Hatboro 78 $261,300 0.3% 2.5%
Dubois 79 $93,400 -0.9% 3.2%
Palmyra 80 $149,100 0.5% 0.2%
White Oak 81 $107,000 -1.1% 2.6%
Ellwood City 82 $97,700 -3.7% 4.0%
Gettysburg 83 $227,300 0.6% -2.2%
Pittston 84 $92,400 0.9% 0.0%
Wilson 85 $129,900 0.0% 3.8%
Carnegie 86 $123,700 -0.3% 8.0%
Camp Hill 87 $212,600 0.0% -0.1%
Downin 88 $242,700 -0.0% 6.9%
Grove City 89 $126,500 -1.3% 3.2%
Old Forge 90 $148,500 -0.9% -2.4%
Conshohocken 91 $306,900 0.2% 4.6%
Brookhaven 92 $200,800 -0.1% 3.2%
Pleasant Hills 93 $166,900 -0.9% 5.0%
Bellevue 94 $122,000 -0.6% -0.3%
Mount Joy 95 $179,700 0.7% 6.5%
Lewi 96 $74,600 -0.4% -0.3%
Castle Shannon 97 $125,500 -0.2% 0.9%
Doyle 98 $408,100 -0.3% 2.5%
Millersville 99 $175,100 -0.3% 5.9%
Bradford 100 $56,800 -0.8% -4.5%

How Is The Area In ?

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About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.

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