Where Is the Cheapest Place to Live and Buy a House in Pennsylvania?

If you search for the cheapest place to live in Pennsylvania, the answer depends on how you measure it. Home prices, property taxes, utilities, commuting costs and local wages all add up differently from one town to the next. Here is what Census data shows about where home values are lowest, how Bucks and Montgomery County compare and what to check before you buy.

The Short Answer

By home value, the lowest cost places in Pennsylvania are mostly older cities in the western, central and northeastern parts of the state. Census estimates for 2020 to 2024 put the median value of owner occupied homes at about $45,400 in Johnstown, $78,800 in Sharon, $119,900 in Altoona and $158,100 in Scranton, compared with $254,500 for Pennsylvania as a whole.

Pennsylvania Home Values Compared

Median value of owner occupied homes, U.S. Census Bureau American Community Survey, 2020 to 2024:

• Johnstown: $45,400

• Sharon: $78,800

• Altoona: $119,900

• Scranton: $158,100

• Pottstown (Montgomery County): $195,400

• Pennsylvania: $254,500

• Levittown (Bucks County): $341,300

• Montgomery County: $436,700

• Bucks County: $445,700

These figures are based on what owners estimate their homes are worth, collected over five years, so they run lower than today’s sale prices. They are still a reliable way to compare places side by side.

Why Home Values Are Lower in Some Cities

Many of Pennsylvania’s lowest cost cities grew around steel, coal, railroads and manufacturing. Johnstown and Sharon, for example, were built around steel. As those industries shrank, population and local wages declined, and home prices followed. Census estimates put Johnstown’s median household income at about $37,900, compared with about $78,000 statewide. Lower prices often come with older housing, fewer nearby jobs and a smaller pool of future buyers when it is time to sell.

Cheap to Buy Is Not Always Cheap to Own

The purchase price is only part of what you will pay. Before you decide a town is affordable, look at:

• Property taxes: Tax rates vary by county, municipality and school district, and a low priced home can still carry a high tax bill.

• Age and condition: Older homes may need a new roof, heating system, electrical upgrades or sewer line work sooner than you expect.

• Utilities and heating type: Oil, gas and electric heat can have very different winter costs.

• Insurance and flood zones: Homes in flood zones may require flood insurance, which can add meaningfully to your monthly payment.

• Commuting: A lower price far from work can cost more in time, gas and tolls.

• Resale: Look at how long homes take to sell in the area and how prices have moved over the past few years.

What About Bucks and Montgomery County?

Southeastern Pennsylvania costs more than the state as a whole. Redfin put Bucks County’s median sale price at about $519,000 in September 2026 and Montgomery County’s at about $508,000 for the three months ending August 2026. Prices vary a lot within each county, though. Census figures put Levittown’s median home value at $341,300 and Pottstown’s at $195,400, well below their county medians.

If you want to stay close to Philadelphia, Trenton or Princeton while keeping costs down, start with a search of Bucks County homes under $400,000 and take a look at Levittown, Fairless Hills and Langhorne. Buyers who qualify may also be able to use down payment assistance or first time home buyer programs in Bucks County.

How to Find the Right Affordable Place for You

• Set a monthly budget first. Work from a payment you are comfortable with, not just a price. This guide to mortgage rates and monthly payment math walks through the numbers.

• Compare total costs. Add taxes, insurance, utilities and commuting to the mortgage payment for each town you are considering.

• Check real tax bills. Ask for the current tax bill on any home you like rather than relying on an estimate.

• Get a thorough inspection. Lower priced homes can be great buys, but an inspection tells you what you are really taking on.

• Look at recent sales with an agent. Recent sales show what homes are actually selling for, which can differ from list prices and online estimates.

• Confirm the school district if it matters to you. District lines do not always follow town names, so confirm by address.

For a closer look at upfront costs, read how much money you need to buy a house in Pennsylvania.

Frequently Asked Questions

What is the cheapest city to buy a house in Pennsylvania?

Johnstown has one of the lowest median home values of any city in Pennsylvania, at about $45,400 based on Census estimates for 2020 to 2024. Sharon and Altoona are also well below the state median of $254,500.

What is the cheapest place to live near Philadelphia?

Prices vary widely by town. In Bucks County, communities in the lower part of the county, such as Levittown and Fairless Hills, often have lower prices than central Bucks towns like Doylestown and Newtown. In Montgomery County, Pottstown’s median home value is well below the county median.

Is Montgomery County, PA affordable?

Montgomery County costs more than Pennsylvania as a whole, with a median home value of $436,700 compared with $254,500 statewide. There are still more affordable pockets, so it helps to compare specific towns.

Are cheap homes in Pennsylvania usually in poor condition?

Not necessarily. Many lower priced homes are well maintained or updated, but older housing is common in the lowest cost areas, so a home inspection is especially important.

What should I look at besides the price?

Property taxes, insurance, utilities, commuting costs, the home’s age and condition and how easily it would resell. Together, these often matter as much as the purchase price.

Ready to Find a Home That Fits Your Budget?

If you are looking for an affordable home in Bucks County or the Philadelphia suburbs, I can help you compare towns, check real tax bills and find listings that fit your monthly budget.

Contact Alisia Snyder, REALTOR®
Cell: 267-269-3973
Office: 215-395-6277
Email: [email protected]
Website: soldbyalisia.com

Sources: U.S. Census Bureau QuickFacts and American Community Survey 2020 to 2024 estimates (via Census.gov and Data USA); Redfin Bucks County housing market data (September 2026) and Montgomery County housing market data (August 2026).