Want Pennsylvania’s scenic, outdoorsy lifestyle without Philadelphia’s high prices? Don’t give up on the dream. You can afford a home in the Keystone State if you know where to look.
Your perfect home could be a row house in Reading or a starter home in Erie, a lakeside city known for affordable living and a growing healthcare market. If you’re retiring, look at homes for sale in Altoona to enjoy a low-cost, mountain-view lifestyle with median home prices well below the state average.
After reviewing dozens of regions across Pennsylvania, we’ve ranked the 10 most affordable places to live in Pennsylvania to help you find a community that fits your budget and the lifestyle you want.
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What Are the Cheapest Places to Live in Pennsylvania?
| City | Median Home Value | Median House Rent | Cost of Living Compared to State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. Bradford | $70,170 | $950 | 16% ⬇️ | 8.4 |
| 2. Altoona | $125,000 | $950 | 11% ⬇️ | 8.3 |
| 3. Johnstown | $58,500 | $850 | 3% ⬇️ | 8.2 |
| 4. Erie | $150,000 | $1,025 | 9% ⬇️ | 8.1 |
| 5. Pottsville | $143,800 | $1,200 | 16% ⬇️ | 7.9 |
| 6. Oil City | $182,320 | $900 | 2% ⬆️ | 7.7 |
| 7. Williamsport | $174,900 | $1,109 | 3% ⬆️ | 7.4 |
| 8. Harrisburg | $169,900 | $1,392 | 8% ⬆️ | 6.7 |
| 9. Reading | $194,500 | $1,677 | 6% ⬆️ | 5.9 |
| 10. Lancaster | $277,500 | $1,716 | 2% ⬆️ | 4.9 |
How We Ranked the Most Affordable Places to Live in Pennsylvania
To identify the cheap places to live in Pennsylvania, we carried out an in-depth analysis using multiple reliable data sources and indicators of affordability.
Data Sources:
- Median Home Prices: We used Houzeo’s Pennsylvania Housing Market report and double-checked the numbers with the Pennsylvania Housing Finance Agency (PHFA).
- Median Rent: We got the rent data from C2ER, which publishes the national Cost of Living Index. This was verified every few months to make sure it’s accurate.
- Overall Cost of Living: We covered 6 big spending categories— housing, groceries, utilities, transportation, healthcare, and miscellaneous goods— from C2ER and Houzeo’s Cost of Living in Pennsylvania Calculator. We then compared everything to the U.S. average of 100.
We studied housing data from 2022 to 2025 to identify cities that remained affordable over time, not just during short dips in prices. Furthermore, each city’s data was also cross-checked with HUD and state economic reports.
All our information is up to date as of 2025, ensuring you receive the most current insights.
Affordability Scoring:
We built a simple scoring system that focuses on what really matters:
- Median Home Price (40%)
- Median Rent (35%)
- Cost of Living (25%)
This way, we can clearly show which Pennsylvania cities give you the best value for your money. You can also check out our score breakdown to see how each city was ranked.
Image credits: All blog images are sourced from Freepik.
10 Most of Affordable Places to Live in Pennsylvania
The small town lifestyle offers local parks, outdoor recreation along the Tunungwant Creek and accessibility via U.S. Route 219 to nearby cities like Buffalo and Pittsburgh. For those considering homes for sale in Bradford, the market combines affordability with renovated Victorians and mid-century homes.
- City Center: It is a quiet suburban neighborhood near the Veterans Square gazebo and the Main Street historic district. It offers quick access to the University of Pittsburgh at Bradford campus and the Tuna Valley Trails for walking.
- Around Callahan Park: This is a residential neighborhood next to Callahan Park, offering pools, an ice rink, and baseball fields, with School Street Elementary close by. It attracts people seeking strong recreation options and convenient access to Bradford Area High School.
- Hanley Park Area: A family-friendly residential zone anchored by Hanley Park’s skate park, playground, and access to Tuna Valley Trail. It is perfect for those who want strong outdoor exercise options and walkability to local hubs like the Zippo/Case Museum.
- Job Market: Bradford’s economy is anchored by the healthcare, manufacturing, and food processing industries. Top employers are Robert Packer Hospital, which employs 6,232 employees, Cargill Meat Solutions, and Zippo Manufacturing Company.
- Recreation: Popular spots include Zippo/Case Museum showcasing manufacturing history, Allegheny National Forest Visitors Bureau for hiking access, and Marilla Bridges Trail for scenic walks. Additionally, the Kinzua Sky Walk provides elevated views in the nearby Allegheny National Forest.
- Higher Crime Rates: Bradford’s overall crime rate exceeds the national average by 28%, with property crime at 39.2 incidents per 1,000 residents compared to the U.S. average of 35.4.
- Harsh Winters and Oil Odors: Residents often face oil refinery odors from local manufacturing, plus harsh Pennsylvania winters with heavy snow that disrupt daily routines and mobility.
- Sparse Amenities: Small population limits shopping, dining, and entertainment options to local basics, often requiring trips to Buffalo or Pittsburgh for broader retail and cultural choices.
Altoona offers accessible transport via Amtran buses, Amtrak rail, Interstate 99, and a nearby airport, enhancing daily mobility. Surrounded by mountains and parks for outdoor activities, it provides a simple and welcoming lifestyle.
- Downtown Altoona: The neighborhood centers on historic rail lines and is lined with dense rowhouses and mixed-use buildings. It appeals to buyers who want walkable access to Mishler Theatre, the Cathedral of the Blessed Sacrament, and Eleventh Avenue’s main retail.
- Logantown: It is a residential-commercial district just north of downtown with some of Altoona’s oldest homes and offers direct access to UPMC Altoona. It is also in walkable proximity to Gospel Hill Park, essential medical services, and the former Cricket Field site.
- Mansion Park: It is a suburban neighborhood with early 20th century homes around Baker Mansion and Mansion Park Stadium. It is perfect for families with it being adjacent to Altoona Area High School and green spaces near Logan Boulevard.
- Job Market: Key industries in Altoona include healthcare, retail, education, and government sectors. Major employers are Sheetz Inc. UPMC Altoona, and the state and federal government.
- Recreation: Lakemont Park, Island Waterpark, Peoples Natural Gas Field, and Canoe Creek State Park offer residents everything from vintage rides to baseball and lakefront hiking. Horseshoe Curve’s funicular and Valley View Park’s expansive trails and amphitheater complete the area’s standout attractions.
- Higher Crime Rates: Altoona’s overall crime rate is 3% higher than the national average, standing at 2,185 per 100,000 people.
- Limited Job Diversity: The economy relies heavily on healthcare, retail, and manufacturing. But, overall nonfarm employment growth is under 1% annually.
- Fewer Amenities: The city has limited entertainment and dining for young adults or families, often requiring drives to Pittsburgh (2 hours) or State College.
Johnstown offers access to parks such as Buttermilk Falls Natural Area and public transit via the Cambria County Transit Authority. For those considering homes for sale in Johnstown, the affordable housing pairs with unique traits like quiet neighborhoods, green spaces, and a small-town vibe.
- Osborne: It has a suburban residential vibe with Foursquare, Tudor, and Victorian-style homes. It’s at a close distance from Bishop McCort Catholic High School and has Amtrak access. Plus, Sandyvale Memorial Gardens offers trails and a dog park.
- Cambria City: It is a urban historic district with ethnic churches and social halls. It’s location near the Bottleneck Ethnic Arts Center, Cambria City Playground, and Frank & Sylcia Pasquerilla Heritage Discovery Center is a plus point.
- Moxham: This quiet neighborhood attracts residents for its Woodland Playground, Park & Bond Playground and its access to Greater Johnstown Career and Technology School nearby.
- Job Market: Key industries in Johnstown include manufacturing, healthcare, retail, education, and technology. Major employers are DLP Partner Conemaugh LLC, Saint Francis University, and Walmart.
- Recreation: Buttermilk Falls Natural Area provides hiking and trails. Some popular parks are Stackhouse Park, Greenhouse Park, and Luray Park. Johnstown Inclined Plane, Johnstown Flood National Memorial, and Bottle Works Ethnic Arts Center, reflects the area’s industrial history.
- Limited Amenities: Johnstown lacks large shopping centers like the former Galleria Mall, with few high-end stores or entertainment options.
- Drug Issues and Poverty: Drug problem contributes to run-down areas and safety concerns alongside poverty rates which are around 31%.
- Harsh Weather: The region faces extremely cold, damp winters, brief summers, and unpredictable swings that can bring snow into May, all layered with persistently high humidity.
The city offers strong lifestyle appeal through Presque Isle State Park, featuring sandy Lake Erie beaches, extensive trails, boating, fishing, and wildlife viewing. Those exploring homes for sale in Erie will find options near these natural assets, supporting a relaxed lakeside lifestyle.
- West Bayfront: It’s a coastal urban neighborhood with bayfront views. It’s also close to Gridley Park, Frontier Park and the Strong Vincent Middle School. It also hosts community events like PorchFest and National Night Out.
- Millcreek Township: This suburban neighborhood draws families with access to Millcreek Township School District schools like Belle Valley Elementary and McDowell High. Plus, it also has access to Presque Isle State Park.
- Lawrence Park: It’s a residential township featuring brick rowhouses and parks. It’s near the Lake Erie, Iroquis Elementary School, Beute Park, which hosts gazebo concerts and street dances.
- Job Market: Key industries are general medical hospitals, plastics manufacturing, insurance carriers and colleges. Erie’s top employers are Saint Vincent Health Center, Plastek Industries, and Gannon University.
- Recreation: Popular spots include Asbury Woods Nature Center for trails and wildlife education, Erie Zoo, and Tom Ridge Environmental Center offering lake views and exhibits. Waldameer Park & Water World provide amusement rides and water slides, while Erie Bluffs State Park features 90-foot bluffs and hiking.
- Limited Transit Amenities: Public transit options are basic, with reliance on personal vehicles due to infrequent buses and no rail service.
- Poverty Levels: Erie’s poverty rate affects 26% of residents, far above the national average of 12.3%, due to median household income of about $38,000 versus $65,700 nationally.
- Drug Issues: Opioid addiction is a crisis, with overdose incidents surging 196% from 2019-2020.
Pottsville offers a quiet lifestyle with parks like the John F. Kennedy Memorial Recreation Complex and a walkable downtown. Its accessibility benefits from proximity to larger metro areas while maintaining a small town charm, making homes for sale in Pottsville appealing to those seeking a lifestyle balance.
- Yorkville: The neighborhood offers a quiet residential vibe near the Pottsville Area High. Residents value its proximity to schools and other local attractions like the Railway Park.
- Mount Hope: It is a suburban neighborhood with good transit options like the Schuylkill Transportation System. Nearby parks like John F. Kennedy Memorial Recreation Complex and schools such as Lengel Middle School increase its appeal.
- Forest Hills: A serene neighborhood south of Mount Carbon, features single family homes and a playground. The Locust Lake State Park and events like the Greater Pottsville Winter Carnival draws in families.
- Job Market: Key industries include manufacturing, healthcare, and retail. As of 2025, approximately 64,118 individuals in Pottsville are employed, a minimal growth of 0.102% from 2022-2023. Major employers are Wal-Mart Associates Inc., state government, Hydro Extrusion USA LLC, and Lehigh Valley Hospital.
- Recreation: Popular spots include Yuengling Brewery for tours about local brewing heritage and Schuylkill River Trail. Locust Lake State Park offers fishing and boating, while Tuscarora State Park provides hiking distinct from city parks.
- Higher Crime Rates: Pottsville’s violent crime rate stands at 32.5 per 1,000 residents, above the national average, reflecting urban challenges in Schuylkill County.
- Limited Job Diversity: Employment centers on manufacturing and healthcare, with slower growth in tech or service sectors; unemployment was 5.4% in August 2025, exceeding Pennsylvania’s 4.0% average.
- Fewer Urban Amenities: Smaller retail and entertainment options exist compared to nearby metros like Allentown.
Oil City offers accessible outdoor lifestyle appeal through parks like 48-acre Hasson Park with hiking trails, a disc golf course, and swimming pool. Homes for sale in Oil City provide entry to this riverside setting near Allegheny National Forest, supported by good infrastructure and proximity to Routes 8 and 62.
- Hasson Heights: It is a hilltop neighborhood with a suburban vibe with an easy access to 48-acre Hasson Park. It also has proximity to Hasson Heights Elementary School and other school district campuses.
- Cottage Hill: A more urban, historic vibe with Victorian homes near the Allegheny River and downtown. It also has access to the business district, Towne Square concerts, and events in Justus Park.
- South Side: This a residential neighborhood with a mix of older housing and commercial streets. It is a short drive away from riverfront parks and its events like the Jolly July 3rd in Justus Park.
- Job Market: Key Industries are healthcare, government sectors, retail, manufacturing, and mining. UPMC Northwest is the top employer with over 1,000 employees in Q1 2025. Other employers are Walmart, Liberty Electronics, and Joy Global Underground Mining.
- Recreation: Local attractions are Oil Creek State Park for hiking and biking, the Samuel Justus Recreation Trail, and the Erie to Pittsburg Trail through downtown. Other spots are the Oil City Warehouse Mall for shopping, Moody Park, and Morrison Park.
- Higher Crime Rates: Oil City’s overall crime rate is 12.59 per 1,000 residents, which is higher than 71% of other Pennsylvania communities.
- Limited Job Diversity: Although healthcare and manufacturing are major industries, job diversity is limited, which is a downside for those seeking employment in varied fields.
- Economic and Population Decline: The city’s population has dropped about 3% in the last 5 years, reducing the consumer base and diminishing commercial activity.
Williamsport is enhanced by plentiful outdoor recreation like Susquehanna Riverwalk and nearby state parks with hiking options. The city has reliable public transportation available via River Valley Transit. With homes for sale in Williamsport often priced below national averages, the city attracts those seeking a balanced, budget-friendly lifestyle in a scenic setting.
- Newberry: A quiet, residential neighborhood with affordable housing options. It is close to Newberry Park and Jackson Elementary School, making it a perfect choice for an young family.
- Park Avenue: It is an urban, walkable area with a thriving job scene. It is close to the UPMC Williamsport hospital, the downtown, and Pennsylvania College of Technology.
- Grampian Hills: This is a suburban enclave with diverse architecture from Colonial Revival to 1980s homes. It is closer to Williamsport Area High School and 2 miles from downtown.
- Job Market: Key industries include healthcare, education, manufacturing and government sectors. Major employers are UPMC Williamsport Hospital, Pennsylvania College of Technology, and manufacturing firms like Frito-Lay.
- Recreation: Popular attractions include the World of Little League Museum, Millionaires’ Row historic mansions, and narrated cruises from Susquehanna State Park. There is also the annual Grand Slam Parade featuring live music and kids’ zones.
- Higher Crime Rates: Williamsport’s violent crime rate stands at 32.5 per 1,000 residents, above the national average of 22.7, with property crime at 47.2 per 1,000 compared to the U.S. average of 35.4.
- Limited Job Diversity: The economy relies heavily on healthcare (28% of jobs) and manufacturing (15%), with slower growth in tech and professional services; nonfarm employment growth was only 1.7% year-over-year in 2025, trailing national figures.
- Winter Weather Challenges: Harsh winters bring average January lows of 18°F and 45 inches of annual snowfall, increasing heating costs (15% above national average) and road hazards.
Harrisburg features accessible transportation options, walkable neighborhoods, and the scenic Susquehanna River. Unique traits include a vibrant community atmosphere with cultural attractions and festivals, making homes for sale in Harrisburg appealing for cost-conscious buyers seeking quality living.
- Midtown: The neighborhood has a laid-back urban vibe with Victorian homes and tree-lined streets. It has arts-focused areas near the Susquehanna Art Museum and Harrisburg Midtown Arts Center.
- Riverside: The neighborhood offers a quiet residential atmosphere with scenic Susquehanna River views and access to trails. It is a family-friendly setting with lower crimes rate, and riverfront parks.
- Uptown: The neighborhood provides a relaxed urban living with mansions along Front Street and Italian Lake Park. Residents enjoy its green space, multiple school district, and adjacency to downtown.
- Job Market: Harrisburg’s economy centers on government, healthcare, and manufacturing. Top employers include state government agencies, Milton S. Hershey Medical Center, UPMC Pinnacle Hospitals, and Hershey Entertainment & Resorts.
- Recreation: Key attractions include the National Civil War Museum, Pennsylvania State Capitol, Fort Hunter Mansion and Park. These sites supports historical tours, outdoor hiking, and family outings.
- High Crime Rates: Harrisburg’s violent crime rate exceeds the national average at 1,016 per 100,000 residents in 2024, compared to the U.S. average of 370, with property crime also elevated.
- Job Diversity: Healthcare and government sectors comprise over 40% of jobs, which limits diversity in tech, finance, or creative industries.
- Natural Disaster Risk: The city faces periodic flooding from the Susquehanna River, as seen in the Tropical Storm Lee (2011).
The city offers strong lifestyle appeal through over 125 miles of trails, scenic parks like Nolde Forest, and cultural sites such as the iconic Pagoda. Accessibility is enhanced by public buses, trains, walkable neighborhoods, and short 20-minute commutes.
- East Reading: This neighborhood has a suburban vibe with expansive natural areas. It is close to Antietam Lake Park for hiking and the Reading Pagoda overlook. Plus, it has access to Reading School District schools like the Lauer’s Park Elementary.
- Northeast Reading: It has an urban residential feel with colorful Victorian row houses. Residents appreciate its convenient access to 11th and Pike Park’s large playground and schools.
- West Reading: The neighborhood offers a quiet suburban atmosphere with West Reading Playground hosting summer programs. It is also near Wyomissing School District and Sacred Heart School.
- Job Market: Manufacturing and healthcare drives the local economy, with manufacturing sector employing over 31,000 in the Greater Reading? Major employers are East Penn Manufacturing Company and Reading Hospital.
- Recreation: Reading features attraction such as the Reading Public Museum, Mid-Atlantic Air Museum, and Fairgrounds Farmers Market for local produce. Gring’s Mill Recreation Area offers trails along the Schuylkill River.
- High Crime Rates: Reading has a violent crime rate of 1,473 per 100,000 residents and property crime at 4,481 per 100,000, both significantly above national averages.
- Limited Job Diversity: The economy relies heavily on manufacturing (31,000+ jobs) and healthcare, with unemployment at 5.2% in August 2025; other sectors like tech or finance offer fewer opportunities compared to larger metros.
- Urban Challenges: Public schools in the Reading School District score below state averages in proficiency (28% math proficiency vs. 39% statewide), and amenities like diverse dining or entertainment are scarcer than in nearby Philadelphia.
The city offers a balanced lifestyle with a mix of rich historical charm, vibrant arts and culture, and access to scenic parks and outdoor activities. Its strategic location provides easy access to major urban centers while maintaining a friendly, small-town feel.
- Manheim Township: It is a suburban area with upscale, family-oriented residential neighborhoods. It is appealing due to top rated Manheim Township School District and proximity to Lancaster County Central Park trails.
- Lititz: It is a historic, walkable downtown area with charming brick homes. The area attracts families with top-rated Warwick School District schools like Reidenbaugh Elementary.
- East Petersburg: A quiet suburban enclave with highly rated schools like Petersburg Elementary. It also has access to local parks like Weaver Road Park and seasonal events like East Petersburg Farmers Market.
- Job Market: Lncaster’s economy is anchored by key industries like healthcare, manufacturing, and distribution. Major employers include Lancaster General Hospital, Arconic, and Armstrong World Industries.
- Recreation: Lancaster County Central Park spans 544 acres and features hiking trails, a swimming pool, and skate park, while Long’s Park hosts seasonal music series and an acclaimed fine art festival. Rich historical sites include the Fulton Theatre and Landis Valley Village and Farm Museum.
- Crime Rate: Lancaster has a total crime rate of 35 per 1,000 residents, one of the higher rates in America. Though, Violent crime in Lancaster County is lower at 1.3 per 1,000 in 2023, below state and national averages.
- Job Diversity: Over half of jobs are in four dominant industries (healthcare, manufacturing, retail, education), leading to limited options in tech or finance.
- Natural Disaster Risk: Proximity to the Susquehanna River increases flooding vulnerability, with flash floods, riverine flooding, and ice jams affecting areas like Marietta
So, Where Is the Cheapest Place to Live in Pennsylvania?
You will find cheap houses for sale in Pennsylvania under 100K in cities like Sharon, Johnstown, and Oil City. They offer stable career options, and the cost of living is more affordable than other Pennsylvania cities.
To make your search easier, use Houzeo, Pennsylvania’s best home-buying website. Browse up-to-date listings, filter by budget, and make offers online in just a few clicks.
Find an Affordable House With Houzeo
With thousands of property listings, Houzeo.com is one of the biggest home search websites in the US. Find condos, townhouses, co-ops, and other types of tiny homes for sale in Pennsylvania on Houzeo.
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Research Methodology for Cheapest Places to Live in PA
This study ranks cities using a weighted average scoring model based on four parameters. We’ve linked the resources used in our study of the cheapest places to live in the Keystone State:
- Zillow[1]: Median House Price, Rental Price
- RentCafe[2] : Cost of Living
- U.S. Census Bureau[3]: Median Household Income
- World Population Review[4]: Population
Frequently Asked Questions
What is the least expensive place to live in Pennsylvania?
The cheapest place to live in Pennsylvania is Sharon. It offers a cost of living 21% below the national average.
» 10 Cheapest Places to Live in Pennsylvania: Find out the other cheapest places to live in Pennsylvania.
Is Pennsylvania cheap to live in?
No, it is not. The median home value is $269,276. If you're looking for cities with affordable housing and a low cost of living, you can try your luck in some of the cheapest places to live in America.
Where is the best place to live in Pennsylvania?
The best place to live in Pennsylvania is Scranton, followed by Erie, Pittsburgh, Harrisburg and Conshohocken. This is based on factors like career opportunities, affordability and community well-being.
What are the living expenses in Pennsylvania?
The living expenses in Pennsylvania are 3% lower than the national average. Plus, healthcare and transportation are 20% and 4% cheaper respectively.
