Pennsylvania attracts Americans from all over. And there are good reasons why: cheaper houses, tax benefits, and affordable cost of living. You can’t go wrong with the Keystone State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $300,000. Bradford’s cost of living is 29.4% lower than the national average, and Oil City is 27.6% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Erie’s friendly community and peaceful environment, with homes averaging a nominal $181K. Meanwhile, Williamsport offers a booming job market in education, healthcare, and technology, with median home prices at just $192,377.
Cheapest Places to Live in Pennsylvania in 2024
Here’s our ranking of the most affordable places to live in Pennsylvania. We’ve considered the average household income, median list price, median house rent, and the population of the cities.
| City | Median Home Value | Median House Rent | Cost of Living Compared to National Average | Median Household Income | Population |
|---|---|---|---|---|---|
| 1. Sharon | $66,570 | $875 | 21% lower ⬇️ | $40,089 | 12,813 |
| 2. Oil City | $90,255 | $991 | 27.6% lower ⬇️ | $48,632 | 9,374 |
| 3. Johnstown | $99,117 | $900 | 24.3% lower ⬇️ | $33,466 | 17,950 |
| 4. Altoona | $138,150 | $975 | 22.8% lower ⬇️ | $50,435 | 42,788 |
| 5. Erie | $181,617 | $995 | 19.2% lower ⬇️ | $43,135 | 92,957 |
| 6. Williamsport | $192,377 | $3,500 | 15% lower ⬇️ | $48,388 | 27,470 |
| 7. Reading | $241,446 | $1,363 | 6% lower ⬇️ | $42,852 | 94,903 |
| 8. Bradford | $108,863 | $800 | 29.4% lower ⬇️ | $47,917 | 7,560 |
| 9.Lancaster | $352,096 | $1,550 | 0.5% lower ⬇️ | $61,014 | 57,153 |
| 10. Pottsville | $135,117 | $1,050 | 22.2% lower ⬇️ | $46,081 | 13,355 |
10 Cheapest Places to Live in Pennsylvania
Here’s our list of 10 cities that offer affordable living options in the Keystone State:
#1 Sharon
- Median house rent is $875 | Rental prices range between $550 and $1,295.
- Median home value in Sharon is $66,570.
- Cost of living in Sharon is 21% cheaper than the national average.
- 2 Popular Zips in Sharon, PA: 16146 | 19079
Sharon is an affordable place to live in Pennsylvania, with housing costs 83.4% lower than the national average. Located along the banks of the Shenango River, it offers several water-based activities. The Wheatland, and the Sharon Regional Health System are top employers in the city.
» Sharon Homes for Sale: Find the cheapest place to buy a home in Pennsylvania.
#2 Oil City
- Median house rent is $991 | Rental prices range between $475 and $1,391.
- Median home value of Oil City is $90,255.
- Cost of living in Oil City is 27.6% cheaper than the national average.
- 2 Popular Zips in Oil City, PA: 16301 | 16001
Oil City is one of the best cities to live in with a low cost of living. It also offers affordable healthcare at 11.1% lower than the national average. Known as the birthplace of the oil industry, it is also renowned for its architectural heritage. The iconic Courthouse and the Palace Theater are important historical buildings. The city is also home to top companies like Telereach and Cougar Energy.
» Oil City Homes for Sale: Browse affordable homes in the cheapest places to live in PA.
#3 Johnstown
- Median house rent is $900 | Rental prices range between $525 and $2,500.
- Median home value of Johnstown is $99,117.
- Cost of living in Johnstown is 24.3% cheaper than the national average.
- 3 Popular Zips in Johnstown, PA: 15906 | 15905 | 19501
With rental costs below the national average, Johnstown stands as one of the most affordable cities to live in Pennsylvania. The city’s two major employers, the Conemaugh Health System and Concurrent Technologies contribute heavily to the city’s economy. It is also renowned for ‘Thunder in the Valley’, a motorcycle rally event with weekend crowds that often reach 200,000.
» Johnstown Homes for Sale: Browse through thousands of affordable homes in PA.
#4 Altoona
- Median house rent is $975 | Rental prices range between $600 and $1,700.
- Median home value of Altoona is $138,150.
- Cost of living in Altoona is 22.8% cheaper than the national average.
- 2 Popular Zips in Altoona, PA: 16602 | 16601
Altoona is one of the cheapest areas to live in PA with a median rent that is $1,105, lower than the national median. Moreover, the transportation costs are 17.6% below the national average in this city. Altoona offers a rich historical legacy with the enchanting beauty of its surroundings. The city’s allure is shaped by its renowned railroad history and picturesque landscapes.
» Altoona Homes for Sale: Search properties in cheap cities to live in Pennsylvania.
#5 Erie
- Median house rent is $995 | Rental prices range between $179 and $2,500.
- Median home value of Erie is $181,617.
- Cost of living in Erie is 19.2% cheaper than the national average.
- 3 Popular Zips in Erie, PA: 16503 | 16501 | 16502
Erie referred to as the ‘Flagship City,’ and is one of the most affordable cities to live in PA. The average utilities expenses are 4.8% lower than the national average. Erie also offers healthcare costs being 9.7% lower than the US average and offers a relaxed lifestyle for retirees.
» Erie Homes for Sale: Find homes in one of the cheapest places to retire in Pennsylvania.
#6 Williamsport
- Median house rent is $3,500 | Rental prices range between $550 and $4,500.
- Median home value of Williamsport is $192,377.
- Cost of living in Williamsport is 15% cheaper than the national average.
- 1 Popular Zip in Williamsport, PA: 17701
With an average household income of $48,388, you can comfortably live in Williamsport. Houses don’t cost a lot, and the everyday expenses are low. The city also has top employers such as Pennsylvania College of Technology and Hope Enterprises with many job opportunities.
» Williamsport Homes for Sale: Find a home in one of the cheapest and best cities to live in PA.
#7 Reading
- Median house rent is $1,363 | Rental prices range between $750 and $2,500.
- Median home value of Reading is $241,446.
- Cost of living in Reading is 6% cheaper than the national average.
- 3 Popular Zips in Reading, PA: 19606 | 19601 | 19605
Reading is one of the cheap places to live in PA. The monthly expenditure on food for an individual amounts to $588, making it a budget-friendly option. In addition, Reading is a vibrant city known for its diverse population and cultural attractions. For job seekers, Penske Truck Leasing and Penske Logistics are the top employers in the city.
» Reading Homes for Sale: Get yourself a home in the most affordable places to live in PA.
#8 Bradford
- Median house rent is $800 | Rental prices range between $800 and $1,350.
- Median home value of Bradford is $108,863.
- Cost of living in Bradford is 29.4% cheaper than the national average.
- 3 popular zips in Bradford, PA: 16701 | 15015 | 15090
The city of Bradford is one of the cheapest cities to live in Pennsylvania. The grocery costs are 4.6% lower than the national average. Apart from this, if you are seeking jobs, the city has major companies. Zipcorp Inc, Zippo, KOA Speer Electronics and American Refining Group as top employers that offer many job opportunities.
» Bradford Homes for Sale: Find homes in the best affordable places to live in Pennsylvania for young adults.
#9 Lancaster
- Median house rent is $1,550 | Rental prices range between $550 and $3,000.
- Median home value of Lancaster is $352,096.
- Cost of living in Lancaster is 0.5% cheaper than the national average.
- 3 Popular Zips in Lancaster, PA: 17603 | 17601 | 17602
Housing costs in Lancaster are 27% lower than the US average. The city also boasts major employers like Lancaster General Hospital and Mutual Assistance Group for job seekers. Apart from this, the affordable transportation and utilities costs offer a comfortable and attractive lifestyle for residents.
» Lancaster Homes for Sale: Search for cheap places to live in Pennsylvania.
10. Pottsville
- Median house rent is $1,050 | Rental prices range between $675 and $1,650
- Median home value of Pottsville is $135,117.
- Cost of living in Pottsville is 22.2% cheaper than the national average.
- 1 Popular Zip in Pottsville, PA: 17901
With an average household income of $46,081, Pottsville is one of the best areas to live in Pennsylvania. It also offers affordable transportation which is 24.8% lower than the national average. Pottsville has a historic small-town atmosphere and safe vibes. The city also has an easy drive to major cities like New York City.
» Pottsville Homes for Sale: Check out safe affordable places to live in Pennsylvania.
So, Where Is the Cheapest Place to Live in Pennsylvania?
If you want to move to Pennsylvania, you will find cheap houses for sale in Pennsylvania under 100K in cities like Sharon, Johnstown, and Oil City. They also offer stable job opportunities, and a low cost of living which is more affordable than other Pennsylvania cities.
Cities like Reading and Lancaster are slightly expensive but provide better job opportunities. You must research the home prices and living costs. Also, getting a mortgage pre-approval helps you stand out in the competition before buying a house in Pennsylvania.
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Research Methodology
To rank the top cities in Pennsylvania, we analyzed all the regions, evaluating them based on specific criteria. Below is a breakdown of the factors used and the sources of information that informed our rankings.
- Population: World Population Review [1]
- Median Home Price: Zillow [2]
- Median Rent: Zillow [3]
- Cost of Living: Rent Cafe [4]
Frequently Asked Questions
What is the least expensive place to live in Pennsylvania?
The cheapest place to live in Pennsylvania is Sharon. It offers affordable healthcare, which is 13.5% lower than 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 these cheapest places in America.
Where is the best place to live in Pennsylvania?
The best place to live in Pennsylvania is Lancaster, followed by State College, Philadelphia, Allentown, Harrisburg, Pittsburgh, Scranton, Reading, Erie, and Bethlehem.
Which Pennsylvania city has the lowest cost of living?
Bradford has the lowest cost of living, which is 29.4% and 25.4% lower than the national and state average, respectively.
