10 Most Expensive Places To Live In Pennsylvania For 2019


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

Editor’s Note: We updated this article for 2019. This is our fourth time ranking the most expensive places to live in Pennsylvania.

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Everyone wants a home that mixes affordability with comfort and Pennsylvania does this very well. Families love the Keystone State’s beaches, midlands, and mountains as tourists before moving here and calling it home.

But before you decide to relocate, you have to do some research into the exact cost of living around the state — and that’s how we’re going to help you.

These are the places in Pennsylvania that cost a pretty penny — the most expensive cities in the state.

After we saved up for months and could finally afford it, we landed on this list of the ten most expensive cities in Pennsylvania for 2019.

So where is the most expensive place to live in Pennsylvania? That would be State College.

So hopefully Turtle Creek (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 2019

State College, PA

Source: Public domain
Overall SnackAbility

8.5
/10

Population: 42,224
Rank Last Year: 1 (No Change)
Home Price To Income Ratio: 8.4x (1st most expensive)
Income To Rent Ratio: 34.2x (1st most expensive)
More on State College: Real Estate | Data | Photos

State College is a home rule municipality in Centre County in the Commonwealth of Pennsylvania. It is the largest designated borough in Pennsylvania. It is the principal borough of the six municipalities that make up the State College Metropolitan Statistical Area, the largest settlement in Centre County and one of the principal cities of the greater State College-DuBois Combined Statistical Area with a combined population of 236,577 as of the 2010 United States Census. In the 2010 census, the borough population was 42,034 with approximately 105,000 living in the borough plus the surrounding townships often referred to locally as the “Centre Region.” Many of these Centre Region communities also carry a “State College, PA” address although are not part of the borough of State College.

The median income in State College comes in at $33,735 and the median home value is $284,300 for 2019.

West Chester, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 19,698
Rank Last Year: 2 (Down 1)
Home Price To Income Ratio: 6.1x (2nd most expensive)
Income To Rent Ratio: 46.0x (24th most expensive)
More on West Chester: Real Estate | Data | Photos

West Chester is a borough and the county seat of Chester County, Pennsylvania, in the U.S. state of Pennsylvania. The population was 18,461 at the 2010 census.

The median income in West Chester comes in at $55,313 and the median home value is $338,800 for 2019.

Gettysburg, PA

Source: Public domain
Overall SnackAbility

8
/10

Population: 7,627
Rank Last Year: 6 (Up 2)
Home Price To Income Ratio: 6.0x (3rd most expensive)
Income To Rent Ratio: 45.3x (23rd most expensive)
More on Gettysburg: Real Estate | Data | Photos

Gettysburg is a borough and the county seat of Adams County in the U.S. state of Pennsylvania. The Battle of Gettysburg and President Abraham Lincoln’s Gettysburg Address are named for this town. The town hosts visitors to the Gettysburg National Battlefield in the Gettysburg National Military Park. As of the 2010 census, the borough had a population of 7,620 people.

The median income in Gettysburg comes in at $37,274 and the median home value is $224,300 for 2019.

Millersville, PA

Overall SnackAbility

8
/10

Population: 8,366
Rank Last Year: 5 (No Change)
Home Price To Income Ratio: 3.9x (13th most expensive)
Income To Rent Ratio: 35.6x (3rd most expensive)
More on Millersville: Real Estate | Data | Photos

Millersville is a borough in Lancaster County, Pennsylvania, United States. At the 2000 census the population was 7,774.

The median income in Millersville comes in at $41,076 and the median home value is $161,200 for 2019.

Stroudsburg, PA

Overall SnackAbility

6
/10

Population: 5,491
Rank Last Year: 4 (Down 2)
Home Price To Income Ratio: 4.9x (5th most expensive)
Income To Rent Ratio: 34.4x (2nd most expensive)
More on Stroudsburg: Real Estate | Data | Photos

Stroudsburg is a borough in Monroe County, Pennsylvania, United States. It is in the state’s Poconos region, approximately five miles from the Delaware Water Gap, at the confluence of the Brodhead, McMichaels and Pocono Creeks. It is in northeastern Pennsylvania. It is also the county seat of Monroe County. Stroudsburg is part of the East Stroudsburg, PA Metropolitan Statistical Area, which in turn is part of the New York combined statistical area.

The median income in Stroudsburg comes in at $31,207 and the median home value is $154,100 for 2019.

Bristol, PA

Source: Public domain
Overall SnackAbility

7
/10

Population: 9,645
Rank Last Year: 7 (No Change)
Home Price To Income Ratio: 3.9x (14th most expensive)
Income To Rent Ratio: 50.3x (40th most expensive)
More on Bristol: Real Estate | Data | Photos

Bristol is a borough in Bucks County, Pennsylvania, 23 miles northeast of Center City Philadelphia, opposite Burlington, New Jersey on the Delaware River. Bristol was first incorporated in 1720. After 1834, the town became very important to the development of the American Industrial Revolution as the terminus city of the Delaware Canal providing greater Philadelphia with the days High Tech Anthracite fuels from the Lehigh Canal via Easton. The canal and a short trip on the Delaware also gave the town access to the mineral resources available in Connecticut, New Jersey and New York via each of the Morris Canal, the Delaware and Hudson Canal, and the Delaware and Raritan Canal, and connected the community to those markets and trade from New York City. These were among the factors spurring development of Bristol and nearby towns, explaining in part the industries which developed in the region.

The median income in Bristol comes in at $47,039 and the median home value is $181,400 for 2019.

Overall SnackAbility

8
/10

Population: 6,206
Rank Last Year: 8 (No Change)
Home Price To Income Ratio: 4.1x (9th most expensive)
Income To Rent Ratio: 46.7x (26th most expensive)
More on Edinboro: Real Estate | Data

Edinboro is a borough in Erie County, Pennsylvania, United States. It is part of the Erie Metropolitan Statistical Area. As home to Edinboro University of Pennsylvania, it is a small college town, as well as a resort community. The population was 6,438 at the 2010 census, down from 6,950 at the 2000 census.

The median income in Edinboro comes in at $38,214 and the median home value is $157,500 for 2019.

Phoenixville, PA

Overall SnackAbility

8.5
/10

Population: 16,743
Rank Last Year: 11 (Up 3)
Home Price To Income Ratio: 3.7x (19th most expensive)
Income To Rent Ratio: 52.2x (50th most expensive)
More on Phoenixville: Real Estate | Data | Photos

Phoenixville is a borough in Chester County, Pennsylvania, United States, 28 miles northwest of Philadelphia, at the junction of French Creek with the Schuylkill River. It is located in the Philadelphia Metro Area. The population is 16,440 as of the 2010 Census.

The median income in Phoenixville comes in at $60,006 and the median home value is $222,400 for 2019.

Overall SnackAbility

7
/10

Population: 5,558
Rank Last Year: 9 (Down 1)
Home Price To Income Ratio: 4.4x (6th most expensive)
Income To Rent Ratio: 41.5x (14th most expensive)
More on Shippensburg: Real Estate | Data

Shippensburg is a borough in Cumberland and Franklin counties in the U.S. state of Pennsylvania. Settled in 1730, Shippensburg lies in the Cumberland Valley, 41 miles southwest of Harrisburg, and is part of the Harrisburg-Carlisle Metropolitan Statistical Area. The population was 5,492 at the 2010 census. Of this, 4,416 were in Cumberland County, and 1,076 were in Franklin County.

The median income in Shippensburg comes in at $32,429 and the median home value is $142,700 for 2019.

Conshohocken, PA

Source: Public domain
Overall SnackAbility

10
/10

Population: 7,985
Rank Last Year: 15 (Up 4)
Home Price To Income Ratio: 3.4x (33rd most expensive)
Income To Rent Ratio: 52.6x (52nd most expensive)
More on Conshohocken: Real Estate | Data | Photos

The median income in Conshohocken comes in at $81,814 and the median home value is $281,700 for 2019.

How We Determined The Most Expensive Places To Live In The Keystone State For 2019

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 2013-2017 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 186 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.

Taking A Chunk Out Of Your Paycheck In Pennsylvania For 2019

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. Turtle Creek
  2. Munhall
  3. Schuylkill Haven

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 42,224 8.4x 34.2x
2 West Chester 10.0 19,698 6.1x 46.0x
3 Gettysburg 14.33 7,627 6.0x 45.3x
4 Millersville 20.67 8,366 3.9x 35.6x
5 Stroudsburg 21.33 5,491 4.9x 34.4x
6 Bristol 27.33 9,645 3.9x 50.3x
7 Edinboro 29.0 6,206 4.1x 46.7x
8 Phoenixville 29.0 16,743 3.7x 52.2x
9 Shippensburg 31.0 5,558 4.4x 41.5x
10 Conshohocken 31.33 7,985 3.4x 52.6x
11 Philadelphia 32.0 1,569,657 3.7x 41.9x
12 Doyle 34.0 8,307 5.3x 60.7x
13 Lansdale 34.67 16,506 3.7x 55.2x
14 Oxford 34.67 5,327 4.0x 56.4x
15 Norri 37.67 34,556 3.4x 43.4x
16 Hatboro 37.67 7,436 3.7x 58.0x
17 Bloomsburg 38.0 14,500 3.9x 41.8x
18 Bangor 39.67 5,217 3.5x 43.6x
19 Downin 41.0 7,961 3.6x 57.5x
20 Ambler 41.33 6,525 4.3x 62.0x
21 Bethlehem 43.67 75,240 3.2x 52.2x
22 Indiana 43.67 13,690 3.9x 36.7x
23 East Stroudsburg 46.33 10,149 3.1x 44.5x
24 Media 46.67 5,346 4.2x 65.9x
25 Quake 47.0 8,889 3.3x 55.4x
26 Allentown 48.67 120,128 3.2x 41.1x
27 Waynesboro 51.33 10,793 3.5x 52.1x
28 Carlisle 52.0 19,113 3.5x 60.5x
29 Nazareth 52.33 5,706 3.4x 58.3x
30 Chambersburg 52.67 20,640 3.4x 57.4x
31 Clarion 53.17 5,135 3.8x 50.3x
32 Emmaus 56.67 11,360 3.0x 56.7x
33 Kut 58.33 5,035 3.1x 57.5x
34 Coatesville 58.33 13,169 3.0x 37.7x
35 Hanover 58.33 15,506 3.3x 58.0x
36 Lock Haven 58.67 9,540 3.4x 44.4x
37 New Holland 59.0 5,445 3.6x 66.4x
38 Brookhaven 59.33 8,051 3.0x 59.2x
39 Lititz 61.0 9,269 3.1x 61.3x
40 Northampton 61.67 9,888 3.0x 59.0x
41 Clifton Heights 62.33 6,688 2.9x 49.6x
42 Lewisburg 63.67 5,753 3.7x 66.1x
43 Wyomissing 64.0 10,452 3.0x 62.8x
44 Perkasie 64.67 8,505 3.5x 71.7x
45 Sayre 65.33 5,525 3.2x 55.2x
46 Blakely 66.67 6,372 3.7x 65.0x
47 Prospect Park 66.83 6,492 3.2x 66.6x
48 Bellefonte 67.0 6,282 3.4x 67.5x
49 Dickson City 67.33 5,903 3.5x 62.1x
50 Pott 68.33 22,715 2.8x 49.9x
51 Souderton 68.33 6,813 3.5x 73.4x
52 Lehighton 69.0 5,332 3.1x 54.3x
53 Palmyra 69.67 7,488 3.1x 58.8x
54 Easton 70.0 27,045 2.7x 49.9x
55 Butler 70.33 13,292 3.1x 48.0x
56 Ephrata 70.33 13,785 3.0x 61.2x
57 Swarthmore 70.67 6,243 3.6x 97.1x
58 Morrisville 71.5 8,630 2.9x 64.5x
59 Greensburg 71.67 14,476 3.4x 58.1x
60 Selinsgrove 71.83 5,875 3.1x 60.4x
61 Mechanicsburg 72.0 9,016 2.9x 62.1x
62 Kennett Square 73.33 6,138 3.2x 74.4x
63 Old Forge 74.67 8,090 3.1x 63.8x
64 Helle 75.67 5,833 2.8x 64.6x
65 Lansdowne 76.33 10,641 2.8x 61.3x
66 Williamsport 76.5 28,938 2.8x 46.9x
67 Meadville 77.0 13,105 3.1x 53.1x
68 Yeadon 79.33 11,523 2.7x 57.2x
69 Elizabet 81.33 11,579 2.8x 65.5x
70 Glenolden 82.0 7,167 2.6x 60.4x
71 Lancaster 82.67 59,556 2.7x 50.0x
72 Mount Joy 83.0 8,071 2.8x 65.4x
73 Scranton 85.33 76,624 2.7x 51.9x
74 Uniontown 86.67 9,975 2.9x 51.0x
75 Collegeville 87.33 5,221 2.9x 88.3x
76 Sharon Hill 87.5 5,711 2.3x 52.0x
77 Olyphant 87.67 5,127 3.0x 67.1x
78 Pittsburgh 88.0 305,012 2.5x 49.7x
79 Dunmore 88.33 13,412 3.0x 68.1x
80 Catasauqua 88.67 6,541 2.9x 68.4x
81 New Cumberland 89.0 7,305 2.9x 75.4x
82 Collingdale 90.67 8,800 2.3x 49.9x
83 Wilson 91.33 7,817 2.3x 54.6x
84 Hollidaysburg 92.67 5,755 2.7x 62.3x
85 Wilkinsburg 92.67 15,748 2.4x 40.7x
86 Franklin Park 93.33 14,301 2.6x 83.9x
87 York 93.33 44,058 2.5x 38.0x
88 Camp Hill 93.33 7,906 2.7x 75.9x
89 Taylor 94.0 6,061 2.7x 59.1x
90 Washington 94.0 13,624 2.7x 53.8x
91 Ridley Park 94.33 7,035 2.7x 84.0x
92 Oakmont 95.0 6,440 2.8x 76.9x
93 Bellevue 95.0 8,269 2.7x 59.1x
94 Bridgeville 95.33 5,091 2.8x 62.6x
95 Pittston 96.0 7,682 2.5x 51.9x
96 Berwick 96.0 10,231 2.5x 54.0x
97 Archbald 96.17 7,004 2.8x 68.3x
98 Reading 96.33 88,275 2.4x 37.3x
99 Kingston 97.33 12,959 2.6x 62.4x
100 Harrisburg 97.5 49,278 2.3x 42.8x

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.