Best Places To Buy A House In Pennsylvania For 2020


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 2020.

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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 Kut according to our analysis.

Here's a look at the top ten places to buy a home in pennsylvania for 2020:

  1. Kut (Homes For Sale)
  2. Sugarcreek (Photos | Homes For Sale)
  3. Bridgeville (Photos | Homes For Sale)
  4. Olyphant (Photos | Homes For Sale)
  5. Birdsboro (Photos | Homes For Sale)
  6. Collegeville (Photos | Homes For Sale)
  7. Schuylkill Haven (Photos | Homes For Sale)
  8. Bangor (Photos | Homes For Sale)
  9. Turtle Creek (Photos | Homes For Sale)
  10. Tyrone (Photos | Homes For Sale)

What's the best place to buy a home in Pennsylvania for 2020? 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 2020

Source: Public Domain
Overall SnackAbility

6
/10

Population: 5,042
Median Home Price: $163,300
Population Change: 0.1%
Home Price Change: 3.4%
More on Kut: Homes For Sale | Data

Sugarcreek, PA

Overall SnackAbility

6
/10

Population: 5,065
Median Home Price: $77,600
Population Change: -0.9%
Home Price Change: -2.0%
More on Sugarcreek: PhotosHomes For Sale | Data

Bridgeville, PA

Overall SnackAbility

8
/10

Population: 5,066
Median Home Price: $135,700
Population Change: -0.5%
Home Price Change: 8.6%
More on Bridgeville: PhotosHomes For Sale | Data

The village that eventually became Bridgeville acquired its name because of the first bridge built at the crossing of Chartiers Creek at the south end of what is now Washington Avenue.

Olyphant, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 5,090
Median Home Price: $132,600
Population Change: -0.7%
Home Price Change: -10.4%
More on Olyphant: PhotosHomes For Sale | Data

Birdsboro, PA

Overall SnackAbility

9
/10

Population: 5,139
Median Home Price: $160,700
Population Change: -0.3%
Home Price Change: -0.2%
More on Birdsboro: PhotosHomes For Sale | Data

Birdsboro was named for ironmaker William Bird, who established a forge on Hay Creek about 1740. His son Marcus founded Hopewell Furnace in 1771, which was the largest domestic producer of iron by the time of the American Revolution. The Schuylkill Canal, running parallel to the river, was completed in 1827. The Philadelphia and Reading Railroad, constructed to haul anthracite coal, was completed in 1843. Edward and George Brooke, descendants of the Birds, established the Birdsboro Iron Foundry Company, which became Birdsboro Steel Company. The principal employer for 120 years, the steel plant closed in 1988, following a lengthy strike.

Collegeville, PA

Overall SnackAbility

10
/10

Population: 5,170
Median Home Price: $325,700
Population Change: -1.0%
Home Price Change: 9.6%
More on Collegeville: PhotosHomes For Sale | Data

The village was originally known as Perkiomen Bridge and later as Freeland. In 1869 the German Reformed Church founded Ursinus College just outside Freeland, and the village changed its name to Collegeville. The Perkiomen Bridge and Perkiomen Bridge Hotel are listed on the National Register of Historic Places.

Schuylkill Haven, PA

Overall SnackAbility

8
/10

Population: 5,211
Median Home Price: $87,200
Population Change: -0.6%
Home Price Change: 6.2%
More on Schuylkill Haven: PhotosHomes For Sale | Data

Bangor, PA

Overall SnackAbility

4
/10

Population: 5,225
Median Home Price: $156,700
Population Change: 0.2%
Home Price Change: 9.0%
More on Bangor: PhotosHomes For Sale | Data

The borough was settled about 1760 and first incorporated in 1875. The founder and first Chief Burgess of Bangor was Robert M. Jones, an emigrant from Bangor, Wales. He was the prime mover in the establishment of the slate industry in Northampton County. Slate quarries pepper the area, but only a few are still functioning. A life-sized statue of him, dedicated on September 24, 1914, remains in the town center. In the official program for the unveiling it states "... Mr. Jones in his prime had many charming qualities, chief among which was his constant optimistic disposition."

Turtle Creek, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 5,244
Median Home Price: $55,200
Population Change: -0.7%
Home Price Change: -6.8%
More on Turtle Creek: PhotosHomes For Sale | Data

Tyrone, PA

Source: Public domain
Overall SnackAbility

4
/10

Population: 5,281
Median Home Price: $95,200
Population Change: -0.7%
Home Price Change: 4.7%
More on Tyrone: PhotosHomes For Sale | Data

The Tyrone Borough Historic District was added to the National Register of Historic Places in 1993.

How do you determine the best places to buy a home in pennsylvania for 2020?

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 2014-2018 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 186 places made it through our initial filters to even be considered.

We then ranked each place from 1 to 186 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 Kut 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 2020

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
Kut 1 $163,300 0.1% 3.4%
Sugarcreek 2 $77,600 -0.9% -2.0%
Bridgeville 3 $135,700 -0.5% 8.6%
Olyphant 4 $132,600 -0.7% -10.4%
Birdsboro 5 $160,700 -0.3% -0.2%
Collegeville 6 $325,700 -1.0% 9.6%
Schuylkill Haven 7 $87,200 -0.6% 6.2%
Bangor 8 $156,700 0.2% 9.0%
Turtle Creek 9 $55,200 -0.7% -6.8%
Tyrone 10 $95,200 -0.7% 4.7%
Shillington 11 $141,300 0.3% 2.6%
Lehighton 12 $116,900 -0.4% -3.8%
Palmerton 13 $118,500 0.0% 4.8%
Fox Chapel 14 $622,600 -0.6% 3.1%
Titusville 15 $67,800 -0.8% -5.7%
Oxford 16 $215,500 1.7% 4.2%
Media 17 $316,600 1.4% 5.7%
Clarion 18 $125,700 5.9% 5.7%
New Holland 19 $199,400 0.2% 1.1%
Shippensburg 20 $147,600 -1.4% 3.4%
Sayre 21 $122,500 -0.6% -4.4%
Stroudsburg 22 $166,500 0.2% 8.0%
Duquesne 23 $39,600 0.0% 4.8%
Monaca 24 $114,300 -0.8% 6.7%
Greenville 25 $76,300 -2.5% -0.9%
Coraopolis 26 $92,000 -0.4% 0.3%
Exeter 27 $120,800 -0.2% 2.5%
Mount Carmel 28 $47,000 -1.0% -2.7%
Sharon Hill 29 $118,900 -0.4% -3.8%
Nazareth 30 $179,500 -0.1% 2.3%
Hollidaysburg 31 $137,900 -0.9% 1.5%
Lewisburg 32 $173,400 -0.2% 4.7%
Moosic 33 $161,100 0.3% 5.7%
Punxsutawney 34 $79,300 -0.7% 6.2%
New Brighton 35 $71,000 -1.1% 1.3%
Plymouth 36 $74,300 -0.5% -2.9%
Crafton 37 $129,700 -0.8% 9.0%
Helle 38 $183,100 0.3% 1.9%
Dickson City 39 $138,400 -0.6% -8.9%
Norwood 40 $165,600 -0.1% 0.9%
Selinsgrove 41 $152,300 0.4% 4.5%
Steelton 42 $87,200 0.0% -0.2%
Edinboro 43 $160,300 -3.9% 1.8%
Mckees Rocks 44 $49,100 -1.2% 24.0%
Clearfield 45 $86,100 -0.7% 2.7%
Somerset 46 $119,700 -1.0% 0.3%
Taylor 47 $120,600 -0.9% 2.2%
Kennett Square 48 $253,000 0.3% 4.3%
South Williamsport 49 $136,800 -0.9% 5.3%
Franklin 50 $69,900 -0.8% 1.9%
Bellefonte 51 $182,600 0.1% 1.2%
Swarthmore 52 $410,100 1.0% 5.8%
Blakely 53 $165,500 -0.9% 8.5%
Red Lion 54 $120,200 -0.1% 0.2%
Corry 55 $85,400 -0.9% 3.6%
Forest Hills 56 $126,000 -0.6% 3.8%
California 57 $122,100 -1.1% 11.7%
Oakmont 58 $191,200 0.2% 6.9%
Prospect Park 59 $190,400 -0.3% -3.3%
Ambler 60 $286,400 -0.6% 3.2%
Catasauqua 61 $147,000 0.1% -6.7%
Folcroft 62 $108,800 0.2% 0.0%
West View 63 $128,400 -0.9% 3.9%
Clairton 64 $43,800 -0.8% -4.2%
Clifton Heights 65 $128,700 -0.1% -1.7%
Ambridge 66 $70,400 -1.0% 8.3%
Tamaqua 67 $60,400 -0.7% 0.2%
Milton 68 $124,500 -1.3% 1.9%
Souderton 69 $227,300 1.4% -1.3%
Huntingdon 70 $111,200 -0.5% -1.1%
Archbald 71 $154,100 -0.0% 5.8%
Ridley Park 72 $204,400 0.0% -1.8%
Shamokin 73 $37,200 -1.0% 5.4%
Glenolden 74 $152,900 -0.3% -1.1%
New Cumberland 75 $170,900 -0.1% -0.3%
Monessen 76 $77,000 -1.0% 3.4%
Connellsville 77 $89,400 -0.4% 8.5%
Hatboro 78 $255,000 -0.1% 0.1%
Palmyra 79 $148,800 0.1% 0.9%
Dubois 80 $90,500 -0.3% 1.9%
White Oak 81 $104,300 -2.0% 3.4%
Gettysburg 82 $232,400 0.2% 3.6%
Pittston 83 $92,400 0.2% 1.4%
Wilson 84 $125,100 -0.3% -2.2%
Carnegie 85 $114,500 -0.4% 4.9%
Camp Hill 86 $212,900 0.1% 0.9%
Downin 87 $227,000 -0.4% 2.3%
Ellwood City 88 $93,900 -0.3% 8.3%
Conshohocken 89 $293,400 0.3% 4.2%
Old Forge 90 $152,200 -0.6% -1.0%
Brookhaven 91 $194,500 -0.1% -0.9%
Grove City 92 $122,600 -0.9% 3.1%
Mount Joy 93 $168,800 0.4% 3.2%
Pleasant Hills 94 $158,900 -0.5% 1.2%
Bellevue 95 $122,400 -0.9% 6.2%
Lewi 96 $74,800 -0.4% -0.8%
Castle Shannon 97 $124,400 -0.3% 2.7%
Doyle 98 $398,000 0.0% -0.7%
Millersville 99 $165,300 -0.3% 2.5%
Bradford 100 $59,500 -0.2% 1.9%

How Is The Area In ?

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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