You either have to own Dunder-Mifflin, own Hershey’s Chocolate, or be a descendant of President James Buchanan to live in our top ten richest cities in Pennsylvania for 2026.
You can stop your search if you’re looking for safe cities, amazing schools, and high-end shopping with a bank account to match. The Commonwealth has many cities that cater to the lifestyle of the Pennsylvania’s rich and famous.
To find the richest places in the state, we used Saturday Night Science to analyze the latest Census and Zillow data on incomes and home prices. We limited the analysis to 318 Pennsylvania cities with more than 3,000 residents.
Cities on our list like Perkasie provide the backdrop for fancy wine tasting. Cities like Camp Hill offer multiple outlets for the one activity that rich people like to do most — head to the spa.
To see which cities top the wealthiest cities in Pennsylvania for 2026, grab a Philly cheesesteak and a Yuengling and look at the list below.
$243,625 median income · 3.2% poverty · #1 income in Pennsylvania
Located in
Allegheny County, Pennsylvania
Fox Chapel is a borough in Allegheny County, Pennsylvania, USA, and is a suburb of Pittsburgh located 6 miles northeast of downtown.
Data | Crime | Cost of living | Movers
$123,977 median income · 1.7% poverty · #8 income in Pennsylvania
Data | Crime | Cost of living | Movers
$176,875 median income · 0.7% poverty · #2 income in Pennsylvania
Located in
Allegheny County, Pennsylvania
Franklin Park is a borough in Allegheny County, Pennsylvania, United States. The population was 13,470 at the 2010 census.
Data | Crime | Cost of living | Movers
$117,548 median income · 4.5% poverty · #11 income in Pennsylvania
Data | Crime | Cost of living | Movers
$124,485 median income · 7.4% poverty · #7 income in Pennsylvania
Data | Crime | Cost of living | Movers
$128,056 median income · 5.0% poverty · #5 income in Pennsylvania
Data | Crime | Cost of living | Movers
$152,361 median income · 1.8% poverty · #3 income in Pennsylvania
Located in
Delaware County, Pennsylvania
Swarthmore is a borough in Delaware County, Pennsylvania, United States. Swarthmore was originally named “Westdale” in honor of noted painter Benjamin West, who was one of the early residents of the town. The name was changed to “Swarthmore” after the establishment of Swarthmore College. “Swarthmore” can be pronounced with the first “r” either vocalized or dropped due to differences in rhotic and non-rhotic accents, but locally it is usually pronounced without the first “r”. The borough population was 6,194 as of the 2010 census.
Data | Crime | Cost of living | Movers
$122,721 median income · 4.2% poverty · #9 income in Pennsylvania
Located in
Montgomery County, Pennsylvania
Data | Crime | Cost of living | Movers
$127,250 median income · 4.5% poverty · #6 income in Pennsylvania
Data | Crime | Cost of living | Movers
$99,322 median income · 5.5% poverty · #26 income in Pennsylvania
Data | Crime | Cost of living | Movers
The receipts
Compare the top ten
Pick a metric. The bars rescale. The red line is Pennsylvania’s statewide median.
Pennsylvania statewide median: $77,971
Pennsylvania statewide median: $282,736
Pennsylvania statewide median: 11.7%
Pennsylvania statewide median: 5.3%
On the map
Where the money lives in Pennsylvania
Saturday Night Science
How we determined the richest places in Pennsylvania for 2026
The first thing most people reach for is personal income. After all, rich people have really high salaries. But one statistic doesn’t capture what it means to be one of the “richest places,” so we applied Saturday Night Science to two measures from the 2020-2024 American Community Survey:
- Median household income
- Median home value
Median household income is the most digestible way to understand how rich a place is, and home values are a measure of accumulated wealth. The two combine to define a “Rich City.”
After collecting the data for all 318 places in Pennsylvania with more than 3,000 people, we ranked each place from 1 to 318 on both criteria, then averaged the two ranks into a “Rich Score.” The place with the lowest Rich Score, Fox Chapel, is crowned the richest city in Pennsylvania for 2026.
The full plate
All 100 richest cities in Pennsylvania, ranked
Click any column to sort. Search by city name.
| Rank | City | Rich Score | Population | Median income | Median home value | Poverty | Unemployment |
|---|---|---|---|---|---|---|---|
| 1 | Fox Chapel | 1.00 | 5,246 | $243,625 | $1,000,519 | 3.2% | 5.6% |
| 2 | Narberth | 5.00 | 4,511 | $123,977 | $847,019 | 1.7% | 3.2% |
| 3 | Franklin Park | 7.00 | 15,235 | $176,875 | $539,476 | 0.7% | 4.5% |
| 4 | Malvern | 7.00 | 3,435 | $117,548 | $792,706 | 4.5% | 4.3% |
| 5 | Chalfont | 7.50 | 4,346 | $124,485 | $605,468 | 7.4% | 6.9% |
| 6 | North Wales | 9.00 | 3,440 | $128,056 | $531,843 | 5.0% | 2.8% |
| 7 | Swarthmore | 12.00 | 6,550 | $152,361 | $467,860 | 1.8% | 7.7% |
| 8 | Conshohocken | 14.00 | 9,282 | $122,721 | $482,552 | 4.2% | 3.2% |
| 9 | Trappe | 15.00 | 4,025 | $127,250 | $461,487 | 4.5% | 1.0% |
| 10 | Doyle | 17.50 | 8,341 | $99,322 | $586,247 | 5.5% | 2.9% |
| 11 | Morrisville | 18.00 | 9,752 | $99,526 | $547,936 | 8.6% | 3.3% |
| 12 | Phoenixville | 18.00 | 19,452 | $102,138 | $521,604 | 8.1% | 4.8% |
| 13 | Sewickley | 20.50 | 3,823 | $101,053 | $497,916 | 8.1% | 7.0% |
| 14 | New Freedom | 21.50 | 5,066 | $120,037 | $417,281 | 3.9% | 1.9% |
| 15 | Hatboro | 22.50 | 8,283 | $112,565 | $440,910 | 4.4% | 5.6% |
| 16 | Jenki | 23.00 | 4,727 | $110,703 | $442,157 | 9.7% | 6.7% |
| 17 | Perkasie | 24.00 | 9,216 | $93,845 | $512,871 | 6.7% | 3.8% |
| 18 | Pennsburg | 24.50 | 3,994 | $111,848 | $414,670 | 6.7% | 1.7% |
| 19 | Collegeville | 26.50 | 5,247 | $91,466 | $568,662 | 7.1% | 6.7% |
| 20 | Media | 28.00 | 5,870 | $89,092 | $632,298 | 4.1% | 4.2% |
| 21 | Sellersville | 29.00 | 4,542 | $95,022 | $455,394 | 7.8% | 2.6% |
| 22 | Souderton | 29.00 | 7,181 | $93,537 | $462,110 | 10.1% | 4.1% |
| 23 | Cornwall | 32.00 | 4,623 | $107,583 | $370,723 | 2.1% | 0.0% |
| 24 | Downin | 34.00 | 8,255 | $96,228 | $393,053 | 5.6% | 3.7% |
| 25 | Jefferson Hills | 34.50 | 12,317 | $116,064 | $350,948 | 2.8% | 5.7% |
| 26 | Edgewood | 34.50 | 3,077 | $103,203 | $363,724 | 5.3% | 4.4% |
| 27 | Lansdale | 35.50 | 19,011 | $88,229 | $496,720 | 11.3% | 3.0% |
| 28 | Lititz | 38.00 | 9,619 | $88,576 | $458,674 | 4.1% | 1.8% |
| 29 | Telford | 38.00 | 4,829 | $91,058 | $433,115 | 6.2% | 4.2% |
| 30 | Shrewsbury | 39.00 | 3,878 | $101,833 | $352,222 | 4.2% | 6.3% |
| 31 | Wyomissing | 40.50 | 11,172 | $93,203 | $377,346 | 7.3% | 2.1% |
| 32 | Camp Hill | 42.00 | 8,169 | $115,761 | $331,050 | 6.6% | 2.0% |
| 33 | Kennett Square | 42.00 | 6,243 | $80,505 | $620,982 | 5.3% | 3.1% |
| 34 | West Chester | 43.50 | 20,666 | $78,385 | $657,113 | 20.4% | 7.0% |
| 35 | Manor | 44.50 | 3,538 | $138,583 | $303,844 | 4.9% | 11.9% |
| 36 | Ambler | 45.00 | 6,847 | $77,394 | $686,428 | 6.0% | 3.4% |
| 37 | Mountville | 46.00 | 3,004 | $97,206 | $344,587 | 8.7% | 3.3% |
| 38 | East Petersburg | 46.50 | 4,591 | $91,930 | $356,780 | 3.3% | 2.9% |
| 39 | Hatfield | 47.00 | 3,502 | $80,962 | $476,189 | 7.0% | 2.9% |
| 40 | Fleetwood | 48.00 | 4,064 | $93,276 | $346,619 | 5.0% | 1.0% |
| 41 | Strasburg | 48.00 | 3,109 | $85,750 | $393,386 | 3.7% | 5.0% |
| 42 | Denver | 49.50 | 3,771 | $85,531 | $387,290 | 7.3% | 3.1% |
| 43 | Mechanicsburg | 49.50 | 9,720 | $84,421 | $401,857 | 5.6% | 2.1% |
| 44 | Spring City | 52.50 | 3,657 | $76,419 | $502,490 | 12.0% | 3.6% |
| 45 | Carroll Valley | 52.50 | 3,992 | $93,244 | $333,839 | 6.1% | 0.5% |
| 46 | Emmaus | 53.00 | 11,889 | $83,917 | $385,740 | 7.3% | 3.3% |
| 47 | Northampton | 54.00 | 10,400 | $90,762 | $345,140 | 6.7% | 5.2% |
| 48 | Oakmont | 54.00 | 6,702 | $92,782 | $333,787 | 5.4% | 5.6% |
| 49 | East Greenville | 56.00 | 3,169 | $87,396 | $350,553 | 7.2% | 2.3% |
| 50 | Ridley Park | 57.50 | 7,261 | $93,594 | $309,370 | 5.4% | 3.1% |
| 51 | Clarks Summit | 58.50 | 5,073 | $92,083 | $323,510 | 4.6% | 1.0% |
| 52 | Bridgeport | 60.50 | 5,174 | $82,705 | $352,990 | 18.2% | 3.1% |
| 53 | Royersford | 61.00 | 4,945 | $75,288 | $453,086 | 12.5% | 2.4% |
| 54 | Macungie | 61.50 | 3,274 | $75,677 | $443,105 | 16.9% | 3.1% |
| 55 | Birdsboro | 63.00 | 5,116 | $86,290 | $331,845 | 18.1% | 1.7% |
| 56 | Norwood | 63.50 | 5,934 | $96,134 | $287,954 | 8.2% | 8.7% |
| 57 | Canonsburg | 65.50 | 9,675 | $79,227 | $358,324 | 6.2% | 5.6% |
| 58 | Mount Joy | 67.00 | 8,344 | $90,061 | $296,067 | 9.1% | 1.3% |
| 59 | Quake | 68.50 | 9,319 | $85,959 | $309,399 | 10.2% | 7.2% |
| 60 | Economy | 70.50 | 9,005 | $95,313 | $278,625 | 6.5% | 3.3% |
| 61 | Pleasant Hills | 71.00 | 8,399 | $102,167 | $265,880 | 4.8% | 5.1% |
| 62 | Sinking Spring | 72.50 | 4,281 | $82,500 | $314,620 | 7.8% | 1.2% |
| 63 | Churchill | 73.25 | 3,087 | $106,964 | $260,850 | 1.9% | 1.6% |
| 64 | Palmyra | 74.00 | 7,755 | $77,469 | $343,038 | 11.6% | 3.5% |
| 65 | Green Tree | 74.50 | 4,833 | $92,422 | $279,847 | 6.4% | 0.3% |
| 66 | Parkesburg | 74.50 | 3,937 | $76,250 | $350,493 | 17.4% | 9.0% |
| 67 | Akron | 75.00 | 4,143 | $76,569 | $344,824 | 5.0% | 1.3% |
| 68 | Oxford | 76.50 | 5,825 | $67,733 | $465,377 | 23.7% | 5.0% |
| 69 | New Cumberland | 79.00 | 7,580 | $82,154 | $292,639 | 10.3% | 4.0% |
| 70 | Wind Gap | 79.50 | 3,360 | $71,375 | $369,202 | 5.8% | 4.6% |
| 71 | Greencastle | 79.50 | 4,222 | $77,419 | $324,248 | 6.9% | 3.0% |
| 72 | Bristol | 79.50 | 9,902 | $76,042 | $339,367 | 8.6% | 5.1% |
| 73 | Catasauqua | 80.50 | 6,541 | $85,049 | $284,193 | 9.6% | 8.2% |
| 74 | Plum | 81.00 | 26,723 | $98,705 | $252,851 | 3.6% | 2.8% |
| 75 | Brookhaven | 83.50 | 8,331 | $91,042 | $265,657 | 4.1% | 3.5% |
| 76 | Easton | 84.00 | 29,739 | $69,348 | $371,500 | 16.3% | 5.4% |
| 77 | Orwigsburg | 85.75 | 3,005 | $84,063 | $280,232 | 3.6% | 1.9% |
| 78 | Zelienople | 86.50 | 3,827 | $68,110 | $373,741 | 6.3% | 2.5% |
| 79 | Whitehall | 87.00 | 14,811 | $89,404 | $262,406 | 6.7% | 6.3% |
| 80 | Pen Argyl | 88.00 | 3,495 | $76,096 | $305,031 | 15.7% | 1.7% |
| 81 | Bethlehem | 90.50 | 77,956 | $68,879 | $351,353 | 15.7% | 6.6% |
| 82 | Millersville | 91.50 | 8,982 | $67,866 | $353,092 | 23.1% | 5.0% |
| 83 | Manheim | 93.00 | 5,027 | $81,273 | $273,737 | 16.2% | 9.0% |
| 84 | North Catasauqua | 94.00 | 3,014 | $77,396 | $283,069 | 3.4% | 2.0% |
| 85 | Beaver | 95.00 | 4,374 | $81,156 | $270,488 | 6.1% | 7.2% |
| 86 | Wormleysburg | 95.50 | 3,077 | $88,250 | $248,185 | 4.6% | 6.3% |
| 87 | Bangor | 96.00 | 5,163 | $70,076 | $324,590 | 9.5% | 2.9% |
| 88 | Red Lion | 97.00 | 6,516 | $72,901 | $291,903 | 16.0% | 3.1% |
| 89 | New Holland | 99.50 | 5,780 | $63,182 | $408,128 | 10.7% | 1.8% |
| 90 | West View | 99.75 | 6,533 | $84,063 | $252,296 | 8.8% | 5.1% |
| 91 | Stroudsburg | 100.00 | 5,894 | $66,674 | $346,453 | 12.0% | 5.0% |
| 92 | Helle | 101.50 | 6,118 | $72,813 | $284,625 | 4.8% | 8.1% |
| 93 | Shillington | 104.50 | 5,492 | $79,922 | $260,081 | 16.7% | 6.1% |
| 94 | Lansdowne | 106.00 | 11,122 | $73,232 | $277,114 | 11.8% | 7.4% |
| 95 | Elizabet | 107.00 | 11,925 | $76,105 | $265,183 | 7.6% | 3.4% |
| 96 | Westmont | 107.50 | 4,855 | $108,988 | $200,859 | 7.8% | 5.5% |
| 97 | Forest Hills | 108.00 | 6,286 | $89,688 | $222,967 | 4.3% | 7.5% |
| 98 | Dormont | 108.00 | 8,063 | $80,526 | $246,408 | 7.9% | 6.0% |
| 99 | Jim Thorpe | 108.00 | 4,540 | $72,904 | $274,743 | 7.6% | 3.4% |
| 100 | Mount Pocono | 110.50 | 3,072 | $79,375 | $243,985 | 18.1% | 9.7% |
Source: U.S. Census ACS 2020-2024, Zillow research. 318 cities with more than 3,000 residents.
Fox Chapel is the richest place in Pennsylvania for 2026
When we set out to identify the richest places in Pennsylvania, we weren’t sure what we’d find, but it ended up being some of the best places to live in the state. The richest cities in Pennsylvania are Fox Chapel, Narberth, and Franklin Park, and when you look at the data they sit at the very top of the income ladder for everyone who lives there.
Breaking into the top ten takes a median household income of at least $99,322. If you’re curious about the other end of the ledger, the poorest places are listed to the right.
