The 10 Most Expensive Places To Live In Pennsylvania For 2022


We used science and data to determine which cities in Pennsylvania that will put a big dent in your wallet.

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Editor’s Note: We updated this article for 2022. This is our ninth time ranking the most expensive places to live in Pennsylvania.

You won't find Dollar General stores and/or McDonalds restaurants dotting the landscape in Pennsylvania's most expensive places, the playgrounds for Pennsylvania's rich and famous are only loaded with the best of the best. Matter of fact, many of Pennsylvania's most expensive places are some of the state's best. What might be a surprise, however, is Pennsylvania's most expensive place to live. But, if you want to know what place is number one, you're going to have to take a look below at HomeSnacks' list of the most expensive places in Pennsylvania for 2022.

How did we calculate our list of the most expensive places in Pennsylvania? First, we created a list of factors that the wealthy find important: safety, jobs, and amenities and created a cost of living index to give the 185 Pennsylvania places we measured a SnackAbility score. And, folks, there's a reason that many of Pennsylvania's most expensive places are located around the state's busiest metropolis, Philadelphia: it's not only one of the most expensive places in the Keystone State, there's lots to do in The City of Brotherly Love that the wealthy find attractive.

More importantly, after looking at home price to income ratios and rent to income ratios for the places on our list with at least 5,000 residents, we also discovered that it's going to take more than a million Hershey, Pennsylvania Hershey's Kisses to keep up with the Joneses in this Mid-Atlantic state: it's going to take at least 30,441/year.

To see a list of the most expensive places in Pennsylvania, grab a basket of Pittsburgh's famous pierogies and keep reading.

Here are the 10 most expensive places to live in Pennsylvania for 2022:

  1. State College
  2. West Chester
  3. Lewisburg
  4. Doyle
  5. Gettysburg
  6. Edinboro
  7. Oxford
  8. Philadelphia
  9. New Holland
  10. Stroudsburg

What's the most expensive place to live in Pennsylvania? Well, HomeSnacks crunched the numbers and discovered that State College is the most expensive place to live in Pennsylvania.

So hopefully Greenville (the cheapest place to live in Pennsylvania) can show these guys how to live on a budget in the coming years. Read on for how these places had costs rise faster than inflation.

And if you already knew these places were expensive, check out some more reading about Pennsylvania and the most expensive cities in the country:

The 10 Most Expensive Places To Live In Pennsylvania For 2022

1. State College

State College, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 42,100
Rank Last Year: 1 (No Change)
Home Price To Income Ratio: 8.7x (most expensive)
Income To Rent Ratio: 35.2x (most expensive)
More on State College: Real Estate | Data | Photos

The median income in State College comes in at $38,076 and the median home value is $332,100 for 2022.

2. West Chester

West Chester, PA

Source: Public domain
Overall SnackAbility

7.5
/10

Population: 20,033
Rank Last Year: 2 (No Change)
Home Price To Income Ratio: 6.3x (3rd most expensive)
Income To Rent Ratio: 48.0x (23rd most expensive)
More on West Chester: Real Estate | Data | Photos

The median income in West Chester comes in at $62,092 and the median home value is $389,600 for 2022.

3. Lewisburg

Lewisburg, PA

Overall SnackAbility

6
/10

Population: 5,730
Rank Last Year: 13 (Up 10)
Home Price To Income Ratio: 6.8x (2nd most expensive)
Income To Rent Ratio: 41.0x (5th most expensive)
More on Lewisburg: Real Estate | Data | Photos

The median income in Lewisburg comes in at $30,441 and the median home value is $206,400 for 2022.

4. Doyle

Doyle, PA

Overall SnackAbility

6
/10

Population: 8,282
Rank Last Year: 3 (Down 1)
Home Price To Income Ratio: 5.5x (4th most expensive)
Income To Rent Ratio: 49.2x (3most expensive)
More on Doyle: Real Estate | Data | Photos

The median income in Doyle comes in at $73,674 and the median home value is $405,500 for 2022.

5. Gettysburg

Gettysburg, PA

Source: Public domain
Overall SnackAbility

7
/10

Population: 7,684
Rank Last Year: 4 (Down 1)
Home Price To Income Ratio: 4.8x (6th most expensive)
Income To Rent Ratio: 47.1x (22nd most expensive)
More on Gettysburg: Real Estate | Data | Photos

The median income in Gettysburg comes in at $41,832 and the median home value is $199,100 for 2022.

6. Edinboro

Overall SnackAbility

6
/10

Population: 5,599
Rank Last Year: 9 (Up 3)
Home Price To Income Ratio: 4.9x (5th most expensive)
Income To Rent Ratio: 40.9x (4th most expensive)
More on Edinboro: Real Estate | Data

The median income in Edinboro comes in at $33,942 and the median home value is $166,500 for 2022.

7. Oxford

Oxford, PA

Source: Public domain
Overall SnackAbility

5
/10

Population: 5,560
Rank Last Year: 14 (Up 7)
Home Price To Income Ratio: 4.1x (9th most expensive)
Income To Rent Ratio: 50.3x (36th most expensive)
More on Oxford: Real Estate | Data | Photos

The median income in Oxford comes in at $54,473 and the median home value is $220,800 for 2022.

8. Philadelphia

Philadelphia, PA

Overall SnackAbility

6
/10

Population: 1,581,531
Rank Last Year: 11 (Up 2)
Home Price To Income Ratio: 3.5x (20th most expensive)
Income To Rent Ratio: 45.3x (17th most expensive)
More on Philadelphia: Real Estate | Data | Photos

The median income in Philadelphia comes in at $49,127 and the median home value is $171,600 for 2022.

9. New Holland

New Holland, PA

Overall SnackAbility

6
/10

Population: 5,479
Rank Last Year: 27 (Up 17)
Home Price To Income Ratio: 3.7x (15th most expensive)
Income To Rent Ratio: 51.3x (39th most expensive)
More on New Holland: Real Estate | Data | Photos

The median income in New Holland comes in at $52,334 and the median home value is $192,800 for 2022.

10. Stroudsburg

Stroudsburg, PA

Overall SnackAbility

6
/10

Population: 5,514
Rank Last Year: 7 (Down 4)
Home Price To Income Ratio: 3.4x (2most expensive)
Income To Rent Ratio: 42.0x (7th most expensive)
More on Stroudsburg: Real Estate | Data | Photos

The median income in Stroudsburg comes in at $44,440 and the median home value is $153,100 for 2022.

Methodology: How We Determined The Most Expensive Places To Live In The Keystone State For 2022

Map Of The Cheapest Places To Live In Pennsylvania
The two most important things to think about when it comes to being able to afford if you can live comes down to:

  1. How much do money do I make?
  2. How much do I have spend to live there?

You need to understand your costs in the context of how much money you make.

For example, if the median household earns $100,000 and spends $40,000 on housing it's actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.

With that example in mind, we derived several statistics from the latest Census American Community Survey 2016-2020 around incomes and costs. They are:

  • Median Home Price / Median Income (lower is better)
  • Median Income / Median Rent (Higher is better)
  • Median Home Price

We added simply median home price because high home prices generally correlate with higher expenses for all costs related to homes (heating, electricity, etc).

You can then compare these metrics in each of the places in Pennsylvania to figure out which is the most expensive.

What you are left with is a "Cost of Living Index" by taking the average rank of each of these metrics for each city.

So we used that cost of living index in order to rank all of the 185 places in Pennsylvania that have more than 5,000 people.

The place with the highest cost of living in Pennsylvania according to the data is State College. You can download the data here.

Summary: Taking A Chunk Out Of Your Paycheck In Pennsylvania For 2022

Well there you have it, the places in Pennsylvania that have the highest cost of living, with State College ranking as the most expensive city in the Keystone State.

Here's a look at the most affordable cities in Pennsylvania according to the data:

  1. Greenville
  2. Monessen
  3. Titusville

For more Pennsylvania reading, check out:

Detailed List Of The Most Expensive Cities In Pennsylvania

Rank City ExpensiveScore Population Home/Income Ratio Income/Rent Ratio
1 State College 3.33 42,100 8.7x 35.2x
2 West Chester 10.0 20,033 6.3x 48.0x
3 Lewisburg 11.0 5,730 6.8x 41.0x
4 Doyle 12.67 8,282 5.5x 49.2x
5 Gettysburg 19.33 7,684 4.8x 47.1x
6 Edinboro 21.33 5,599 4.9x 40.9x
7 Oxford 22.33 5,560 4.1x 50.3x
8 Philadelphia 28.33 1,581,531 3.5x 45.3x
9 New Holland 29.33 5,479 3.7x 51.3x
10 Stroudsburg 32.17 5,514 3.4x 42.0x
11 Millersville 32.67 8,309 3.2x 48.1x
12 Nazareth 34.0 5,705 3.7x 53.2x
13 Hatboro 37.0 7,458 3.4x 56.2x
14 Kut 38.33 5,051 3.4x 51.4x
15 Carlisle 41.67 19,188 3.8x 56.4x
16 Downin 42.33 8,012 3.4x 58.9x
17 Wyomissing 43.0 10,499 3.2x 57.7x
18 Bethlehem 43.33 75,571 3.1x 52.1x
19 Kennett Square 44.0 6,182 4.2x 62.1x
20 Media 44.0 5,658 4.4x 65.6x
21 Bloomsburg 44.33 13,916 3.7x 52.3x
22 Bristol 44.33 9,577 3.0x 52.8x
23 Allentown 46.0 121,156 3.1x 42.3x
24 Lansdale 47.0 16,846 3.3x 59.8x
25 Conshohocken 47.33 8,039 3.3x 61.1x
26 Ambler 47.67 6,494 4.0x 66.0x
27 Clarion 48.0 5,650 3.9x 49.6x
28 Norri 49.33 34,392 2.9x 49.2x
29 Quake 51.0 8,807 3.2x 59.3x
30 Indiana 51.5 13,162 3.7x 44.7x
31 Prospect Park 53.33 6,495 3.4x 61.1x
32 Chambersburg 54.0 21,017 3.3x 55.5x
33 Souderton 55.33 7,019 3.5x 66.9x
34 Collegeville 55.67 5,105 3.4x 69.2x
35 Brookhaven 56.0 8,045 2.7x 55.5x
36 Mechanicsburg 56.33 8,977 3.2x 59.5x
37 Waynesboro 57.83 10,898 3.2x 53.7x
38 Lock Haven 58.33 8,997 3.3x 49.3x
39 Columbia 58.67 10,369 3.0x 46.9x
40 East Stroudsburg 59.67 10,232 2.7x 48.9x
41 Elizabet 64.83 11,445 3.1x 62.7x
42 Swarthmore 66.33 6,339 3.7x 101.4x
43 Hanover 66.67 15,675 3.0x 58.3x
44 Bellefonte 67.33 6,276 3.3x 69.6x
45 Oakmont 67.67 6,504 3.5x 77.1x
46 Archbald 68.67 7,003 3.2x 65.8x
47 Phoenixville 68.67 16,961 3.0x 71.1x
48 Pittsburgh 70.33 301,286 2.7x 51.4x
49 Bangor 70.33 5,229 2.8x 55.0x
50 Perkasie 71.0 8,646 3.3x 78.9x
51 Shippensburg 71.67 5,621 3.0x 53.7x
52 Pott 72.67 22,633 2.6x 50.4x
53 Emmaus 73.67 11,438 2.7x 63.6x
54 Blakely 73.67 6,234 2.9x 59.2x
55 Selinsgrove 74.0 5,923 3.0x 62.6x
56 Ephrata 75.33 13,817 2.9x 62.1x
57 Lititz 75.67 9,503 2.9x 70.0x
58 Olyphant 76.67 5,037 2.8x 57.4x
59 Clifton Heights 77.0 6,700 2.7x 55.6x
60 Palmyra 77.17 7,541 2.8x 60.2x
61 Coatesville 79.0 13,096 2.3x 41.8x
62 Monaca 79.17 5,466 3.0x 56.4x
63 Lansdowne 80.0 10,637 2.6x 59.5x
64 Morrisville 80.33 8,540 2.8x 73.1x
65 Butler 80.33 13,008 2.8x 50.1x
66 Hazleton 80.67 24,804 2.6x 46.1x
67 Collingdale 81.0 8,776 2.4x 42.5x
68 Helle 81.5 5,835 2.7x 68.1x
69 Sayre 81.67 5,403 2.7x 55.3x
70 Hollidaysburg 82.0 5,675 3.1x 71.9x
71 Moosic 82.67 5,777 3.0x 74.1x
72 Meadville 83.0 12,684 2.9x 55.9x
73 Lancaster 83.0 59,321 2.6x 53.9x
74 Williamsport 83.5 28,437 2.7x 53.8x
75 Greensburg 84.0 14,239 3.1x 66.2x
76 Glenolden 84.0 7,094 2.5x 60.0x
77 Franklin Park 84.0 14,701 2.6x 75.6x
78 Milton 85.33 6,558 2.8x 60.3x
79 Mount Joy 85.67 8,204 2.8x 71.6x
80 South Williamsport 86.33 6,129 2.7x 63.1x
81 California 86.67 6,306 3.0x 57.7x
82 Wilkinsburg 87.0 15,367 2.5x 43.3x
83 Yeadon 87.33 11,495 2.6x 57.4x
84 Punxsutawney 87.33 5,747 2.6x 48.6x
85 Dormont 87.67 8,335 2.7x 65.9x
86 Scranton 88.67 76,997 2.6x 52.4x
87 Catasauqua 88.83 6,592 2.6x 67.4x
88 Taylor 89.67 5,935 2.8x 61.4x
89 Huntingdon 90.67 6,950 2.9x 65.9x
90 New Cumberland 90.67 7,305 2.8x 76.7x
91 Lebanon 91.33 25,779 2.5x 49.2x
92 Easton 92.67 27,274 2.3x 54.0x
93 Birdsboro 93.33 5,141 2.7x 71.1x
94 Bellevue 94.0 8,088 2.7x 61.1x
95 Middl 97.0 9,410 2.3x 53.2x
96 Jefferson Hills 97.0 11,166 2.5x 85.1x
97 Dunmore 97.67 13,008 2.7x 74.8x
98 Pittston 97.67 7,729 2.5x 51.5x
99 Uniontown 98.33 9,740 2.4x 48.7x
100 Ridley Park 99.0 7,042 2.5x 81.3x

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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.