Cheapest Places To Live In Pennsylvania For 2020


We used data and science to determine which places in Pennsylvania go easy on your wallet.

Editor’s Note: We updated this article for 2020. This is our sixth time ranking the cheapest places to live in Pennsylvania.

Since living in large urban centers it the new "to do," cities that used to be affordable ten years ago are not putting significant strains on wallets that used to have little issues

So what are you to do? If you just graduated college or are looking to change careers, have a lot of school debt, and don't want to live paycheck to paycheck, what are your options? The obvious method is to lower the cost of living while increasing your salary. And what could be more affordable than Pennsylvania. The state may not be the first that comes to mind when you think cheap, but hey, there are a few gems!

Pennsylvania is a state full of American history, baseball, and chocolate. Yes, you read that right: chocolate. The chocolate capital of the United States, Hershey, is located in Pennsylvania and you can probably imagine what is manufactured in millions there. Millions upon millions of kisses, chocolate Hershey's kisses, to be exact. Pennsylvania is also home to major metro areas like Pittsburgh and Philadelphia. Who can resist a Philly Cheese-Steak or a good Pirates game?

So if you've ever wondered if you could pay mere pennies to live in Pennsylvania, this article is perfect for you.

What is the cheapest place to live in pennsylvania? After taking several key factors into account, including home and rent prices compared to income, one city reigned cheapest over the rest: Greenville, PA.

What is so great about Greenville, other than its affordability? Greenville not only stays affordable (it also ranked first last year) but also is a small suburb of Pittsburgh. So you can live it up in the big city, but not spend all your money to live there.

Pottsville, a close neighbor of Schuylkill Haven, also ranks highly on our list and boasts the D.G. Yuengling and Son Brewing Complex. Does the name sound familiar? Yup, you can live for cheap in this town and get a great pint of Yuengling on draft.

Interested to see how we crunched the numbers? Read on to learn more about our methodology and why Pennsylvania is such a great state for affordable living.

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

The 10 Cheapest Places To Live In Pennsylvania For 2020

Greenville, PA

Overall SnackAbility

5
/10

Population: 5,572
Rank Last Year: 6 (Up 5)
Home Price To Income Ratio: 1.7x (11th most affordable)
Income To Rent Ratio: 74.4x (25th cheapest)
More On Greenville: Real Estate | Crime Rate | Cost Of Living

Is it really super crazy green in Greenville? We're not 100 percent sure, but one thing we're sure about is that Greenville is our most affordable city in Pennsylvania for 2020.

This little Hershey Kiss is 11th when it comes to home price to income ratio. We're not surprised it's so affordable. And we definitely think it's because they have such a strong economy as a result of step ladders. Yes, step ladders. Greenville is home to the largest manufacturers of step ladders. Now if step ladder manufacturing isn't your shtick, but living in the oh so affordable Greenville is, we heard "'The Jewel of the Shenango River" is alway looking for river guides.

The median household income in Greenville comes in at $44,438 and the median home value is $76,300 for 2020. The unemployment rate sits at 3.9%.

Oil City, PA

Overall SnackAbility

6
/10

Population: 9,982
Rank Last Year: 7 (Up 5)
Home Price To Income Ratio: 1.3x (2nd most affordable)
Income To Rent Ratio: 62.9x (71st cheapest)
More On Oil City: Real Estate | Crime Rate | Cost Of Living

You don't have to live on ramen noodles and cereal to live in our second most affordable city in Pennsylvania for 2020: Oil City. Yes, Oil City's name says it all. Known for the start of the petroleum boom, this city is our second most affordable city in terms of home price to income ratio.

This city in Venango County, on the Ohio/Pennsylvania border, also scored an 8/10 for safety and an 8/10 for education. So if you are looking for an affordable Pennsylvania city with safe, small town charm and smart people, hurry on over to Oil City.

The median household income in Oil City comes in at $37,543 and the median home value is $49,100 for 2020. The unemployment rate sits at 9.0%.

West Mifflin, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 19,946
Rank Last Year: 5 (Up 2)
Home Price To Income Ratio: 1.9x (22nd most affordable)
Income To Rent Ratio: 90.7x (4th cheapest)
More On West Mifflin: Real Estate | Crime Rate | Cost Of Living

With the economy doing so well, people are moving now more than ever. Might we suggest Pennsylvania's third most affordable city for 2020: West Mifflin?

This city in Allegheny County, scored an eight on our snackability scale: one of the highest for any city in the top ten. According to our data, they should be Pennsylvania's poster city for affordability, housing, and safety.

This Pitttsburgh-burb also made our best cities to retire in Pennsylvania for 2020. West Mifflin's residents 'got it goin' on'. And you know what else West Mifflin's residents know? Apparently a good deal when they see it, because they are the 22nd most affordable city for home price to income ratio.

The median household income in West Mifflin comes in at $53,056 and the median home value is $98,800 for 2020. The unemployment rate sits at 7.8%.

Sugarcreek, PA

Overall SnackAbility

6
/10

Population: 5,065
Rank Last Year: 18 (Up 14)
Home Price To Income Ratio: 1.9x (23rd most affordable)
Income To Rent Ratio: 71.1x (34th cheapest)
More On Sugarcreek: Real Estate | Crime Rate | Cost Of Living

The median household income in Sugarcreek comes in at $41,658 and the median home value is $77,600 for 2020. The unemployment rate sits at 8.8%.

Pottsville, PA

Source: Public domain
Overall SnackAbility

6
/10

Population: 13,728
Rank Last Year: 4 (Down 1)
Home Price To Income Ratio: 1.7x (10th most affordable)
Income To Rent Ratio: 64.6x (64th cheapest)
More On Pottsville: Real Estate | Crime Rate | Cost Of Living

Pottsville isn't going to 'pot,' it's actually quite nice and quite affordable. More importantly, it's our fifth most affordable city in the The Keystone State for 2020. This city in Schuylkill County is the tenth most affordable city in terms of home to income ratio and 64th cheapest for rent to income ratio. Up seven spots from last year, we're pretty sure the residents in Pottsville know a good deal. And we think those numbers scream buy, don't rent.

But who wouldn't want to buy a home where coal, logistics, and Yuengling, are keeping the median income around $40,645? Just think of all the beer you can buy with that cheddar!

The median household income in Pottsville comes in at $40,645 and the median home value is $68,100 for 2020. The unemployment rate sits at 6.6%.

New Brighton, PA

Source: Public domain
Overall SnackAbility

5
/10

Population: 5,827
Rank Last Year: 19 (Up 13)
Home Price To Income Ratio: 1.9x (20th most affordable)
Income To Rent Ratio: 66.7x (51st cheapest)
More On New Brighton: Real Estate | Crime Rate | Cost Of Living

The median household income in New Brighton comes in at $38,329 and the median home value is $71,000 for 2020. The unemployment rate sits at 7.7%.

Clearfield, PA

Overall SnackAbility

5
/10

Population: 5,970
Rank Last Year: 12 (Up 5)
Home Price To Income Ratio: 1.9x (26th most affordable)
Income To Rent Ratio: 71.9x (31st cheapest)
More On Clearfield: Real Estate | Crime Rate | Cost Of Living

Clearfield is a borough and second most populous community in Clearfield County, Pennsylvania, United States, behind DuBois. Clearfield is also the county seat of Clearfield County. As of the 2010 census the population was 6,215 people. The borough is part of the DuBois, PA Micropolitan Statistical Area, as well as the larger State College-DuBois, PA Combined Statistical Area. The settled area surrounding the borough consists of the nearby census-designated places of Hyde and Plymptonville, which combined with Clearfield have a population of approximately 8,595 people.

The median household income in Clearfield comes in at $45,594 and the median home value is $86,100 for 2020. The unemployment rate sits at 7.1%.

Dubois, PA

Overall SnackAbility

8
/10

Population: 7,530
Rank Last Year: 22 (Up 14)
Home Price To Income Ratio: 1.9x (25th most affordable)
Income To Rent Ratio: 75.0x (23rd cheapest)
More On Dubois: Real Estate | Crime Rate | Cost Of Living

DuBois DOO-boys is a city in Clearfield County, Pennsylvania, United States, 100 miles northeast of Pittsburgh. The population was 7,794 at the 2010 census. It is the principal city in the DuBois, PA Micropolitan Statistical Area. DuBois is also one of two principal cities, the other being State College, that make up the larger State College-DuBois, PA Combined Statistical Area.

The median household income in Dubois comes in at $48,193 and the median home value is $90,500 for 2020. The unemployment rate sits at 4.8%.

Warren, PA

Source: Public domain
Overall SnackAbility

5
/10

Population: 9,250
Rank Last Year: 11 (Up 2)
Home Price To Income Ratio: 1.9x (31st most affordable)
Income To Rent Ratio: 71.5x (32nd cheapest)
More On Warren: Real Estate | Crime Rate | Cost Of Living

Warren is a city in Warren County, Pennsylvania, United States, located along the Allegheny River. The population was 9,710 at the 2010 census. It is the county seat of Warren County. It is home to the headquarters of the Allegheny National Forest and the Cornplanter State Forest. It is also the headquarters for the Chief Cornplanter Council, the oldest continuously chartered Boy Scouts of America Council, and the catalog company Blair. Warren is the principal city of the Warren, PA Micropolitan Statistical Area.

The median household income in Warren comes in at $41,816 and the median home value is $80,800 for 2020. The unemployment rate sits at 6.2%.

Brentwood, PA

Overall SnackAbility

6
/10

Population: 9,453
Rank Last Year: 8 (Down 2)
Home Price To Income Ratio: 1.8x (14th most affordable)
Income To Rent Ratio: 74.0x (27th cheapest)
More On Brentwood: Real Estate | Crime Rate | Cost Of Living

Just southeast of Pittsburgh, is our tenth most affordable Pennsylvania city for 2020: Brentwood. Brentwood, PA is nothing like Brentwood, CA. Brentwood, PA has great affordable neighborhoods, nice people, and it's safe.

This hub of Eastern PA is home to the greatest percentage of young folks (25 to 44) concentrated into one city on our list. And if we've learned anything about Millenials, they know a good deal. Brentwood has a lot of great amenities like the Brentwood Arboretum, the Brentwood Park, and lots of great biking trails. Brentwood is a staycation waiting to happen.

The median household income in Brentwood comes in at $55,809 and the median home value is $98,800 for 2020. The unemployment rate sits at 3.6%.

How We Determined The Most Affordable Places To Live In The Keystone State For 2020

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 2014-2018 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 least 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 186 places in Pennsylvania that have more than 5,000 people.

The place with the lowest cost of living in Pennsylvania according to the data is Greenville. You can download the data here.

There You Have It Mr. Or Mrs. Pennsylvania Cheapskate

If you're looking at the cost of living numbers in Pennsylvania, this is an accurate list of the most affordable places to live in Pennsylvania for 2020.

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

  1. State College
  2. West Chester
  3. Gettysburg

For more Pennsylvania reading, check out:

The Most Affordable Places To Live In Pennsylvania

Rank City CheapScore Population Home/Income Ratio Income/Rent Ratio
1 Greenville 21.33 5,572 1.7x 74.4x
2 Oil City 26.83 9,982 1.3x 62.9x
3 West Mifflin 27.83 19,946 1.9x 90.7x
4 Sugarcreek 29.0 5,065 1.9x 71.1x
5 Pottsville 30.33 13,728 1.7x 64.6x
6 New Brighton 30.67 5,827 1.9x 66.7x
7 Clearfield 32.0 5,970 1.9x 71.9x
8 Dubois 32.0 7,530 1.9x 75.0x
9 Warren 32.67 9,250 1.9x 71.5x
10 Brentwood 32.83 9,453 1.8x 74.0x
11 Franklin 35.33 6,216 1.8x 62.7x
12 Corry 36.67 6,396 1.9x 67.2x
13 Monessen 37.0 7,397 1.9x 66.4x
14 Titusville 40.17 5,337 2.0x 63.1x
15 Turtle Creek 41.33 5,244 1.8x 59.0x
16 Palmerton 41.67 5,314 1.9x 76.4x
17 Munhall 42.67 11,229 1.9x 67.2x
18 Schuylkill Haven 43.17 5,211 2.0x 66.3x
19 White Oak 43.33 7,621 1.9x 67.6x
20 Bradford 45.67 8,424 1.7x 55.9x
21 Forest Hills 45.83 6,401 1.8x 74.9x
22 Ambridge 48.0 6,787 1.8x 57.3x
23 St. Marys 48.33 12,535 2.3x 86.0x
24 Nanticoke 50.33 10,302 2.0x 61.4x
25 Coraopolis 50.33 5,587 2.1x 64.9x
26 Mount Carmel 51.0 5,668 1.5x 51.3x
27 Shamokin 52.0 7,096 1.3x 49.7x
28 Tamaqua 52.0 6,796 1.6x 52.2x
29 New Kensington 54.33 12,568 2.4x 70.5x
30 Plum 55.0 27,304 2.0x 83.3x
31 Baldwin 55.67 19,651 2.1x 79.8x
32 Ellwood City 56.33 7,972 2.2x 63.6x
33 Exeter 56.33 5,603 2.3x 75.6x
34 Huntingdon 57.67 6,987 2.6x 77.3x
35 Tyrone 58.17 5,281 2.3x 66.4x
36 Red Lion 58.33 6,320 2.2x 68.6x
37 Duquesne 58.33 5,544 1.5x 45.5x
38 Mckeesport 58.33 19,365 1.6x 46.9x
39 Mckees Rocks 58.83 5,966 1.6x 47.9x
40 Johnstown 59.0 19,812 1.6x 46.0x
41 Lower Burrell 60.67 11,321 2.2x 84.7x
42 Beaver Falls 60.67 8,547 1.9x 51.9x
43 Sharon 61.67 13,378 2.0x 53.0x
44 Connellsville 61.67 7,427 2.6x 69.3x
45 Plymouth 62.33 5,832 2.0x 53.4x
46 Clairton 62.67 6,640 1.4x 37.1x
47 Castle Shannon 63.33 8,229 2.2x 69.4x
48 Jeannette 63.67 9,280 2.1x 57.9x
49 Altoona 64.33 44,372 2.2x 59.2x
50 Economy 64.67 9,207 2.1x 119.0x
51 Grove City 65.0 8,053 2.4x 72.4x
52 Dormont 65.33 8,438 2.2x 70.7x
53 Carbondale 65.67 8,565 2.2x 59.5x
54 Somerset 66.0 5,977 2.7x 81.6x
55 Pleasant Hills 66.33 8,184 2.2x 81.5x
56 New Castle 66.33 22,188 1.9x 49.2x
57 West View 66.67 6,640 2.3x 69.6x
58 Norwood 68.33 5,890 2.1x 80.4x
59 Whitehall 71.0 13,759 2.4x 88.2x
60 Darby 71.5 10,699 1.7x 40.3x
61 Crafton 72.0 5,839 2.4x 68.5x
62 Shillington 72.67 5,300 2.2x 67.8x
63 Carnegie 73.0 7,905 2.4x 63.1x
64 Lewi 73.67 8,228 2.2x 52.1x
65 Sunbury 74.33 9,581 2.3x 53.7x
66 Wilkes-Barre 75.17 40,847 2.1x 48.6x
67 Aliquippa 76.67 9,066 2.3x 51.2x
68 Washington 77.0 13,590 2.4x 59.6x
69 Swissvale 77.33 8,808 2.2x 54.2x
70 Steelton 78.5 5,954 2.1x 49.4x
71 Punxsutawney 78.67 5,808 2.5x 55.0x
72 Milton 78.67 6,838 2.8x 73.6x
73 Kingston 79.33 12,935 2.5x 66.5x
74 Collingdale 80.0 8,790 2.1x 53.2x
75 Wilson 80.0 7,795 2.1x 57.4x
76 Folcroft 80.67 6,630 1.8x 48.8x
77 Monaca 81.0 5,570 2.9x 67.0x
78 Harrisburg 81.67 49,230 2.1x 44.8x
79 Jefferson Hills 82.33 11,231 2.4x 83.9x
80 Erie 83.67 98,156 2.4x 52.8x
81 Chester 83.83 33,977 2.2x 37.1x
82 Birdsboro 84.67 5,139 2.5x 69.7x
83 Moosic 84.67 5,744 2.7x 88.5x
84 Lebanon 87.0 25,739 2.3x 52.0x
85 Olyphant 88.0 5,090 2.7x 66.1x
86 New Cumberland 88.33 7,298 2.7x 79.6x
87 Hazleton 89.17 24,812 2.3x 51.1x
88 Reading 89.67 88,211 2.4x 37.8x
89 Sharon Hill 90.33 5,691 2.1x 51.1x
90 Camp Hill 91.67 7,911 2.6x 76.1x
91 Pittston 91.67 7,697 2.6x 52.8x
92 Dunmore 92.0 13,282 2.8x 74.1x
93 Lehighton 92.33 5,313 2.8x 60.3x
94 Ridley Park 92.33 7,035 2.7x 81.1x
95 Hermitage 92.67 15,812 2.7x 66.3x
96 Berwick 94.0 10,167 2.6x 53.6x
97 Wilkinsburg 94.33 15,637 2.4x 42.6x
98 Bellevue 95.33 8,196 2.7x 60.2x
99 York 96.0 44,044 2.5x 37.2x
100 Taylor 96.67 6,007 2.7x 58.0x

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.