Does the Keystone State hold the key to your dream home? It could! Reading is good for young professionals, with low-cost housing and solid career options. Plus, food expenses are low, at $606 per month, along with a vibrant student scene at Albright College.
But that’s not all! Retirees find comfort in Erie’s friendly community and calm atmosphere, with homes averaging a modest $181K. Meanwhile, Williamsport provides great job opportunities in healthcare and tech, with median home prices at just $185K.
What Are the Cheapest Places to Live in Pennsylvania?
| City | Median Home Value | Median House Rent | Cost of Living Compared to National Average | Median Household Income | Population |
|---|---|---|---|---|---|
| 1.Lancaster | $352,096 | $1,550 | 0.5% lower ⬇️ | $61,014 | 57,153 |
| 2. Altoona | $138,150 | $975 | 22.8% lower ⬇️ | $50,435 | 42,788 |
| 3. Williamsport | $192,377 | $3,500 | 15% lower ⬇️ | $48,388 | 27,470 |
| 4. Reading | $241,446 | $1,363 | 6% lower ⬇️ | $42,852 | 94,903 |
| 5. Johnstown | $99,117 | $900 | 24.3% lower ⬇️ | $33,466 | 17,950 |
| 6. Pottsville | $135,117 | $1,050 | 22.2% lower ⬇️ | $46,081 | 13,355 |
| 7. Erie | $181,617 | $995 | 19.2% lower ⬇️ | $43,135 | 92,957 |
| 8. Oil City | $90,255 | $991 | 27.6% lower ⬇️ | $48,632 | 9,374 |
| 9. Sharon | $66,570 | $875 | 21% lower ⬇️ | $40,089 | 12,813 |
| 10. Bradford | $108,863 | $800 | 29.4% lower ⬇️ | $47,917 | 7,560 |
*These cities are ranked based on our research methodology.
We have divided the top 10 most affordable places to live in Pennsylvania into 3 categories: for families, for young professionals, and for retirees. Each city is evaluated based on key components of the Pennsylvania real estate market: median home value, median house rent and cost of living.
3 Cheapest Places to Live In Pennsylvania for Families 🧑🏻🧑🏿🧒🏽
1. Lancaster
- Median House Rent: $1,550
- Median Home Value: $352,597
- Cost of Living: 0.5% cheaper than the national average.
Lancaster blends small-town warmth with just the right amount of city buzz. Manheim Township High School offers quality education, and kids love spotting Amish horse-and-buggies. For some extra fun, visit Dutch Wonderland—a perfect spot for excitement!
You can find stable jobs at Lancaster in General Hospital, and neighbors create a strong sense of community. Also, the town has farm-fresh cafes, scenic covered bridges, and outdoor fun at Long’s Park. Lancaster keeps life affordable, and full of local adventures.
» Lancaster Homes for Sale: Search for cheap places to live in Pennsylvania.
2. Altoona
- Median House Rent: $1,050
- Median Home Value: $134,732
- Cost of Living: 22.8% cheaper than the national average.
Families win in Altoona! The schools here are top-rated, so you can rest easy knowing your kiddos are getting a solid education. Plus, the transportation costs are 17.6% lower than the national average. That’s some serious savings!
So, who’s hiring? Major employers like UPMC Altoona and Penn State Altoona are just a couple of the big players. Plus, the fun never stops! Drop by the famous Horseshoe Curve, or scream your lungs out on Lakemont Park’s roller coasters. Your family will thank you!
» Altoona Homes for Sale: Find your dream home in one of the cheapest cities to live in Pennsylvania.
3. Williamsport
- Median House Rent: $1,550
- Median Home Value: $185,598
- Cost of Living: 15% cheaper than the national average.
Williamsport is the ultimate family-friendly city! The schools here are top-notch, with the Williamsport Area School District leading the way. Another perk? Goods and services are 4% lower than the US median, so you won’t strain your budget.
Let’s not forget, major employers like Susquehanna Health and the Williamsport Area School District call this city home. You can also take your family along the scenic Susquehanna River, explore the historic downtown area, or hit the trails at Brandon Park.
» Williamsport Homes for Sale: Find a home in one of the best affordable places to live in Pennsylvania.
3 Cheapest Places to Live in PA for Young Adults👨🏻💻
1. Reading
- Median House Rent: $1,300
- Median Home Value: $243,646
- Cost of Living: 6% cheaper than the national average.
Reading in Berks County is an affordable city that’s perfect for young adults starting their journey. With colleges like Albright College and Penn State Berks, you’ll find a vibrant academic community. Plus, monthly food expenditure is just $606.
Career opportunities abound in healthcare, manufacturing, education, and more. You can also paint the town red in Reading! Start with the live music at the Santander Arena, and the local art at the GoggleWorks Center. Don’t miss the views from Reading Pagoda.
» Reading Homes for Sale: Get yourself a home in one of the most affordable places to live in PA.
2. Johnstown
- Median House Rent: $900
- Median Home Value: $99,117
- Cost of Living: 24.3% cheaper than the national average.
Johnstown offers a tight-knit community for young adults. Grab a coffee at the Coney Island Lunch, then explore downtown for budget-friendly apartments. Whether you’re launching a start-up or cheering on the Johnstown Tomahawks, this city keeps life exciting.
Once a steel town, Johnstown now leads in healthcare and tech, with jobs at Conemaugh Health System and Concurrent Technologies. On your days off, you can get on a bike and join Thunder in the Valley. Here, you can ride the world’s steepest incline for epic views!
» Johnstown Homes for Sale: Find a home in one of the most affordable towns in Pennsylvania for young adults.
3. Pottsville
- Median House Rent: $1,050
- Median Home Value: $155,117
- Cost of Living: 22.2% cheaper than the national average.
Pottsville packs a punch when it comes to small-town charm. Tour America’s oldest brewery, Yuengling, then grab a pint at a local pub like The Greystone or Railroad House. With the city’s affordable rent and homes, you can live large without breaking the bank.
Launch your career with major employers like D.G. Yuengling & Son and Pottsville Hospital. Plus, Pottsville is 68% safer than other US cities. Philadelphia and Harrisburg are just a drive away. But Pottsville’s historic charm might just keep you local.
» Pottsville Homes for Sale: Check out cheap houses in PA for young professionals.
4 Cheapest Places to Live in Pennsylvania for Retirees 🏖️
1. Erie
- Median House Rent: $995
- Median Home Value: $181,617
- Cost of Living: 19.2% cheaper than the national average.
Erie is a lakeside haven for retirees who crave relaxation. Healthcare costs are 12.6% lower than the US median, with excellent care at UPMC Hamot. Plus, the affordable housing and utilities let you free up cash to enjoy your golden years.
Weekends here means Bayfront District’s waterfront restaurants and scenic views. But don’t stop there! Visit the Erie Maritime Museum, or take a scenic drive along Lake Erie’s shores. The atmosphere is serene — and those sunsets? Absolutely stunning!
» Erie Homes for Sale: Find homes in one of the cheapest places to retire in Pennsylvania.
2. Oil City
- Median House Rent: $991
- Median Home Value: $90,255
- Cost of Living: 27.6% cheaper than the national average.
Oil City is a historic gem. It offers retirees a peaceful vibe with Victorian homes and friendly neighbors. Affordable living meets quality healthcare, with UPMC Northwest and major medical centers a short drive away.
Besides, you can drop by Palace Theater, and take scenic walks along the Allegheny River Trail in this former oil boomtown. Also, the Oil City Historic District and the Venango Museum are sure to keep you entertained. Retirement here comes with savings and stories.
» Oil City Homes for Sale: Browse affordable homes in one of the cheapest places to live in PA.
3. Sharon
- Median House Rent: $875
- Median Home Value: $66,570
- Cost of Living: 21% cheaper than the national average.
Sharon is a small city with a big heart. This city offers home prices 80.5% below the US median. Plus, the healthcare at Sharon Regional Health System is excellent. Here, safety and community are key, with a strong police presence and friendly locals.
But there’s more! You can golf at Buhl Park, and partake in antique shopping and café-hopping. Also, visit the Sharon Historical Society Museum, and wander along the Shenango River. You might even score a homemade pie from your neighbors!
» Sharon Homes for Sale: Find the cheapest place to buy a home in Pennsylvania.
4. Bradford
- Median House Rent: $800
- Median Home Value: $108,863
- Cost of Living: 29.4% cheaper than the national average.
Bradford — a mountain retreat that’s basically heaven for retirees! Bradford’s got ultra-low home prices, 78.9% less than the average, and top-notch healthcare at Bradford Regional Medical Center.
On weekends, you can go fishing or take a walk under the city’s towering trees. Plus, the Allegheny National Forest and the quirky Zippo/Case Museum offer a great day out with your grandkids. Bradford is the perfect place for retirement.
» Bradford Homes for Sale: Find affordable homes in Pennsylvania’s most peaceful city!
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.
Moving to Pennsylvania means a 3% cheaper cost of living compared to the national average. Want to save even more? Get a mortgage pre-approval! This will help you stand out among the competition before buying a house in Pennsylvania.
📢 Browse Affordable Houses in Pennsylvania
Here are a few options of affordable homes in PA:
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.
» Need More Clarity? Read these exclusive Houzeo reviews and learn why the platform is the best in Pennsylvania’s competitive housing market.
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.
