THE 10 BEST Places To Live In Pennsylvania For 2020


These are the cream of the crop in the Keystone State.

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

The best place to live in Pennsylvania you ask?

Why that's easy of course.

It's either Pittsburgh or Philadelphia, you'd say.

Right?

Wrong, at least according to the most recent data from the Census and FBI that we are going to dive into today. And this wasn't even a close one like trying to determine if you should root for the Steelers or Eagles.

We don't take the decision to find the best place to live lightly, we believe in making the decision based on the cold hard facts and data instead of preconceived notions. And for the last four years, we've been doing our best to help you find the place in Pennsylvania that fits your needs. Whether you're looking for good schools -- like in Swarthmore -- or a great economy -- like the 0.9% unemployment rate in Clarks Summit, we have you covered.

And while all of Pennsylvania is a pretty great, there are definitely places that are a tick above the rest.

So "Youse" and "Yinz" can put aside the cross state rivalry for a minute, pick up a Yuengling, and cozy up with some scrapple as we break down the best places to live in Pennsylvania for the 170 cities in PA larger than 5,000 people.

So while Pittsburgh and Philadelphia aren't the best places to call home in the Keystone State, the places around the metros are the best of the best.

What's the best place to live in Pennsylvania? According to data from the Census and FBI UCR, the best place to live in Pennsylvania for 2020 is Camp Hill for the second year a row. It's kind of like they set up a tent at the top of this ranking wouldn't ya say.

We weren't surprised to see Camp Hill here after the results last year, but it is funny with all the hype around the two biggest cities that the best place to live is actually a suburb of Harrisburg. Now that you have an understanding of the best places to live in pennsylvania, let's take a drive down our methodology and take a deep dive into the ten best. Just remember to stop at WaWa before you hop in the car with us.

If you're looking for something more national, check out the best states in America or the best places to live in America.

For more Pennsylvania reading, check out:

The 10 Best Places To Live In Pennsylvania For 2020

Camp Hill, PA

Overall SnackAbility

10
/10

Population: 7,911
Rank Last Year: 1 (No Change)
Median Home Value: $212,900 (19th best)
Unemployment Rate: 3.8% (27th best)
More on Camp Hill: Real Estate | Crime Report | Cost Of Living

We begin our tour of the best places to call home in Pennsylvania with Camp Hill, a small city located just across the Susquehanna River from Harrisburg. Although homes are slightly pricey at a median cost of $212,900, Camp Hill residents pull in the 7th highest salaries in the state, with a median household income of $83,082/year. That gives Camp Hill the overall lowest cost of living of any of the cities we'll be covering here.

On top of being affordable, Camp Hill is also extremely safe. In fact, Camp Hill has the 11th lowest rate of violent crime in the state, and a total crime rate about 70% below the national average. Add to that SnackAbility scores of 8.5/10 for both housing and jobs, and you've got a recipe for a stellar place to call home.

In addition to the statistical advantages Camp Hill enjoys, it's also just a great location. In ten minutes, you can find yourself wandering down the riverfront on your way to the grand Pennsylvania State Capitol Complex. While you're there, stop at the State Museum to put a perfect cap on your day out.

Bellefonte, PA

Overall SnackAbility

9.5
/10

Population: 6,289
Rank Last Year: 10 (Up 8)
Median Home Value: $182,600 (27th best)
Unemployment Rate: 3.3% (16th best)
More on Bellefonte: Real Estate | Crime Report | Cost Of Living

Bellefonte is a borough of 6,289 located just northeast of State College. We already named Bellefonte one of the safest places in Pennsylvania, so you know crime won't be a concern here. And with the unemployment rate and poverty level at 3.3% and 5.8% respectively, the state of Bellfonte's local economy should be equally comforting.

In addition to the essentials, Bellefonte has a number of other perks that make it a great place to live. For example, at 17 minutes, Bellefonte residents have the 16th shortest commute in the state and the shortest you'll see on this list. And having the 7th highest rate of residents with health insurance in the state means that unfortunate surprises won't ruin you economically here.

Another awesome thing about living in Bellefonte that won't show up on the stat sheet is its proximity to Penn State. Catching a Nittany Lions game at Beaver State or stopping to smell the roses at the Arboretum at Penn State are just a couple of attendant advantages of having this prestigious campus right in your backyard.

Swarthmore, PA

Source: Public domain
Overall SnackAbility

10
/10

Population: 6,304
Rank Last Year: 4 (Up 1)
Median Home Value: $410,100 (2nd best)
Unemployment Rate: 5.8% (78th best)
More on Swarthmore: Real Estate | Crime Report | Cost Of Living

We're heading to the greater Philadelphia area to arrive at the 3rd best place to live in Pennsylvania, Swarthmore. As the home of the prestigious Swarthmore College, it's unsurprising that Swarthmore's median age is 28, the second youngest you'll see on this list. Evidently, having a world-class educational institution has helped instill a love of learning in Swarthmore, because a whopping 45%+ of residents here have a master's degree or higher.

All those degrees really pay off for the local populace, because at $109,648/year, Swarthmore has the 4th best-paid residents in PA. Which is kind of necessary, seeing as homes in Swarthmore are the 2nd priciest in the state. The good news is that nobody in Swarthmore gets left out of the economic success, because at 4.5%, it has the 7th lowest poverty level in Pennsylvania.

Conshohocken, PA

Source: Public domain
Overall SnackAbility

10
/10

Population: 8,010
Rank Last Year: 3 (Down 1)
Median Home Value: $293,400 (8th best)
Unemployment Rate: 3.1% (13th best)
More on Conshohocken: Real Estate | Crime Report | Cost Of Living

Let's stick around the Philly suburbs for our 4th best city in Pennsylvania, Conshohocken. As the 16th most densely populated place in the state, you can rest assured that you won't be left out of the action in Conshohocken. And while Conshohocken ranks as one of the most expensive places in Pennsylvania, don't let that put you off. Because while homes are pricey, Conshohocken residents also enjoy the 6th highest median household income in Pennsylvania, at $85,861/year.

Conshohocken also has an unemployment rate of 3.1%, the 13th lowest in the state. On top of that, Conshohocken has the 6th highest rate of residents with health insurance statewide, with 98.0% of people having some form of coverage.

Being so close to Philly, folks in Conshohocken never have to think too hard where to bring visitors. In twenty minutes, you can be taking a gander at the Liberty Bell at Independence National Historical Park.

Collegeville, PA

Overall SnackAbility

10
/10

Population: 5,170
Rank Last Year: 5 (No Change)
Median Home Value: $325,700 (5th best)
Unemployment Rate: 4.1% (39th best)
More on Collegeville: Real Estate | Crime Report | Cost Of Living

Welcome to Collegeville, a borough of 5,170 people and our 5th best place to live in Pennsylvania. As the name might imply, Collegeville is hip, young place to call home. Wtih a median age of just 22, it's the youngest spot on this list by a wide margin. These kids really know how to manage a town, though, because Collegeville enjoys a poverty rate of just 1.3%, the 2nd lowest in Pennsylvania. Collegevill also has the 3rd lowest rate of violent crime in the state and a total crime rate about 70% below the national average.

In terms of economics, Collegeville is one of the richest places in PA, with a median household income of $110,921/year, the 3rd highest in the state. Luckily, those tax dollars find their way to the right places, because GreatSchools gave Collegeville's public education system an 8/10 average.

Lititz, PA

Overall SnackAbility

9.5
/10

Population: 9,288
Rank Last Year: 2 (Down 4)
Median Home Value: $189,200 (25th best)
Unemployment Rate: 3.9% (34th best)
More on Lititz: Real Estate | Crime Report | Cost Of Living

Located just north of the city of Lancaster, Lititz ranks as the 6th best place to live in Pennsylvania. The poverty level in Lititz is 4.5%, about three times lower than the statewide average. Lititz also has the 6th lowest rate of crime in Pennsylvania, so you don't need to worry about Amazon porch pirates here. Another (possible) perk about life in Lititz is the ladies, because fully 56.0% of the population is female in Lilitz.

It's no wonder Lititz describes itself as "the coolest small town in America" -- it doesn't matter if you want to get in touch with your wild side at the Wolf Sanctuary of PA or just relax and feed some ducks at Springs Park, because Lititz has something for everyone.

Fox Chapel, PA

Overall SnackAbility

10
/10

Population: 5,331
Rank Last Year: 6 (Down 1)
Median Home Value: $622,600 (1st best)
Unemployment Rate: 4.8% (54th best)
More on Fox Chapel: Real Estate | Crime Report | Cost Of Living

Next up on our list is Fox Chapel, an affluent suburb of Pittsburgh. With a median age of 49, Fox Chapel is the oldest place on this list, and boy has experience been a great teacher for the borough's residents. Over half of Fox Chapel's population has a master's degree or higher, which helps explain how the borough has a median household income of $168,073/year, the highest in the state.

And its not just high salaries for some while the rest fall by the wayside, because at 0.6%, Fox Chapel has the lowest poverty level in the state. And seeing as 100.0% of people living in Fox Chapel have health insurance, unwelcome surprises are a little less scary here. Fox Chapel was also named the safest place in Philadelphia, so crime is another unwelcome surprise you don't have to worry about here.

Being so close to Pittsburgh brings Fox Chapel other perks. Like being able to go shopping in the Strip District any day of the week. Or having the The Andy Warhol Museum right in your backyard. And if you'd like some less interpretive beauty, the 360 views of Pittsburgh from Mount Washington are unquestionably excellent.

Franklin Park, PA

Source: Public domain
Overall SnackAbility

7
/10

Population: 14,448
Rank Last Year: 7 (Down 1)
Median Home Value: $327,200 (4th best)
Unemployment Rate: 4.3% (44th best)
More on Franklin Park: Real Estate | Crime Report | Cost Of Living

We're sticking around the greater Pittsburgh area for our 8th best place in Pennsylvania, Franklin Park. There are a number of factors that land Franklin Park on this list, like having the lowest adult high school drop out rate in the state. Franklin Park residents also have the 2nd highest median household income in PA, with residents pulling in around $122,028/year.

Other economic factors also come into play. Like having a poverty level of just 2.6%, the 3rd lowest in the state. And having the 4th highest rate of residents wth health insurance, 98.4%.

Being just 20 minutes from the Pirate's PNC Park and the Steeler's Heinz Field means you'll never have to think too hard about what to do with your free time if you're a sports fan.

Ridley Park, PA

Source: Public domain
Overall SnackAbility

9.5
/10

Population: 7,035
Rank Last Year: 8 (Down 1)
Median Home Value: $204,400 (21st best)
Unemployment Rate: 3.8% (31st best)
More on Ridley Park: Real Estate | Crime Report | Cost Of Living

Ridley Park is a Philadelphia suburb of 7,035. Homes in Ridley Park go for around $204,400 and residents earn a median household income of $76,967/year. That combination of stats actually gives Ridley Park the second lowest cost of living you'll see on this list. And with sub-4% unemployment, all of Ridley Park's residents can enjoy this affordable borough.

Being so close to the City of Brotherly Love allows for easy access to iconic photo spots. Like pulling a Rocky Balboa and jogging up the steps to the Philadelphia Museum of Art. Just be sure to wait until after the run before diving into a Philly cheesesteak, or you might regret it.

Wyomissing, PA

Overall SnackAbility

9
/10

Population: 10,452
Rank Last Year: 11 (Up 1)
Median Home Value: $240,500 (13th best)
Unemployment Rate: 3.7% (25th best)
More on Wyomissing: Real Estate | Crime Report | Cost Of Living

Finishing off our list of best places to call home in Pennsylvania is Wyomissing, a suburb of Reading. Wyomissing's proximity to a major city helps cut down on commute times, and residents are lucky to have the second shortest commute on this list at just 18 minutes. And with unemployment and poverty rates at 3.7% and 5.9%, plenty of residents are making that commute every day.

Wyomissing residents enjoy the 8th highest household income in the state at about $82,600/year. And with high incomes comes solid health insurance, becasue 98.6% of residents here are covered, the 3rd highest rate in Pennsylvania.

If you're new in town and trying to get the lay of the land, the Pagoda atop Mt. Penn in Reading offers awesome vistas of the surrounding region.

Mapping The Best And Worst Places To Live in Pennsylvania

The Pressing Question: Size

Before we even started to collect data, we had to answer a tough question: Is it fair to pit Harrisburg with a population of 49,230 against places with a population of 18?

We firmly decided no, that just isn't fair.

So to create our ranking, we broke places to live into three tiers:

  • Cities -- Populations over 5,000
  • Towns -- Populations between 1,000 and 5,000
  • Small Towns -- Populations below 1,000

This left us with 170 cities, 690 towns, and 733 small towns.

We then decided, no matter how much anyone loves their town, the best cities to live in Pennsylvania have more of everything and therefore you need to have over 5,000 people to truly be 'the best'.

Now we also realize that city living might not be your cup of tea, so we ran the following analysis on towns and then again for small towns.

You can see those two top tens at the bottom of the post.

How We Calculated The Best Cities To Live In Pennsylvania

Now that we had our set of cities, it was time to rank them.

We ranked each place in Pennsylvania across a number of criteria from one to 170, with one being the best.

We then took the average rank across all criteria, with the city posting the lowest overall score being crowned the winner of the title "Best Place To Live In Pennsylvania".

The criteria we looked at were:

  • Median Home Values
  • Median Income
  • Population Density (Higher better)
  • Unemployment Rate
  • Commute Time
  • Crime
  • Education Levels
  • Health Insurance Coverage
  • Poverty rates

Sources of criteria include the New Census Data and FBI Crime Data. You can download the data here.

After the dust settled, what was the best place to live in Pennsylvania? That would be Camp Hill.

If your city or town isn't among the top 10, jump down to the bottom of the post to see a detailed chart of the best places in Pennsylvania.

Otherwise, buckle up for a ride down good living lane with Camp Hill at the end of the cul-de-sac.

Wrapping Up The Best Places When It Comes To Living In Pennsylvania

If you're looking at areas in Pennsylvania with the best economic situations, where there's lower than average crime, and a lot to do, this is an accurate list.

Camp Hill made a strong showing to take in the overall number one spot for the best place to live in Pennsylvania for 2020.

Best Towns To Live In Pennsylvania

  1. Seven Fields (Pop. 2,865)
  2. Fox Chase (Pop. 1,280)
  3. Lincoln Park (Pop. 1,612)
  4. Colony Park (Pop. 1,459)
  5. Whitfield (Pop. 4,403)
  6. Lemont (Pop. 2,144)
  7. Chesterbrook (Pop. 4,693)
  8. Ben Avon (Pop. 1,774)
  9. Clarks Green (Pop. 1,435)
  10. Narberth (Pop. 4,305)

Best Small Towns To Live In Pennsylvania

  1. Ben Avon Heights (Pop. 349)
  2. Pennwyn (Pop. 761)
  3. Mount Gretna (Pop. 240)
  4. Glen Osborne (Pop. 553)
  5. Rosslyn Farms (Pop. 465)
  6. Harleigh (Pop. 897)
  7. Waverly (Pop. 579)
  8. Spring Ridge (Pop. 902)
  9. Rennerdale (Pop. 849)
  10. Thornburg (Pop. 449)

If you're curious enough, here are the worst places to live in Pennsylvania according to the data:

  1. Johnstown (Pop. 19,812)
  2. Duquesne (Pop. 5,544)
  3. McKeesport (Pop. 19,365)

For more Pennsylvania reading, check out:

Where Are The Best Places To Live In Pennsylvania?

Rank City Population Unemployment Rate Home Value
1 Camp Hill 7,911 3.8% $212,900
2 Bellefonte 6,289 3.3% $182,600
3 Swarthmore 6,304 5.8% $410,100
4 Conshohocken 8,010 3.1% $293,400
5 Collegeville 5,170 4.1% $325,700
6 Lititz 9,288 3.9% $189,200
7 Fox Chapel 5,331 4.8% $622,600
8 Franklin Park 14,448 4.3% $327,200
9 Ridley Park 7,035 3.8% $204,400
10 Wyomissing 10,452 3.7% $240,500

How Is Your Town 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.

One thought on “THE 10 BEST Places To Live In Pennsylvania For 2020

Leave a Reply

Your email address will not be published. Required fields are marked *