You won’t find Dollar General stores and/or McDonalds restaurants dotting the landscape in Pennsylvania’s most expensive places, the playgrounds for Pennsylvania’s rich and famous are only loaded with the best of the best. Matter of fact, many of Pennsylvania’s most expensive places are some of the state’s best. What might be a surprise, however, is Pennsylvania’s most expensive place to live. But, if you want to know what place is number one, you’re going to have to take a look below at HomeSnacks’ list of the most expensive places in Pennsylvania for 2024.
How did we calculate our list of the most expensive places in Pennsylvania? First, we created a list of factors that the wealthy find important: safety, jobs, and amenities and created a cost of living index to give the 179 Pennsylvania places we measured a SnackAbility score. And, folks, there’s a reason that many of Pennsylvania’s most expensive places are located around the state’s busiest metropolis, Philadelphia: it’s not only one of the most expensive places in the Keystone State, there’s lots to do in The City of Brotherly Love that the wealthy find attractive.
More importantly, after looking at home price to income ratios and rent to income ratios for the places on our list with at least 5,000 residents, we also discovered that it’s going to take more than a million Hershey, Pennsylvania Hershey’s Kisses to keep up with the Joneses in this Mid-Atlantic state: it’s going to take at least 43,459/year.
To see a list of the most expensive places in Pennsylvania, grab a basket of Pittsburgh’s famous pierogies and keep reading.
Table Of Contents: Top Ten | Methodology | Summary | Table
The 10 Most Expensive Places To Live In Pennsylvania For 2024
What’s the most expensive place to live in Pennsylvania? Well, HomeSnacks crunched the numbers and discovered that Fox Chapel is the most expensive place to live in Pennsylvania.
Bradford (the cheapest place to live in Pennsylvania) can show these guys how to live on a budget in the coming years. Read on for how these places had costs rise faster than inflation.
And if you already knew these places were expensive, check out some more reading about Pennsylvania and the most expensive cities in the country:
The 10 Most Expensive Places To Live In Pennsylvania For 2024
/10
Population: 5,299
Cost Of Living Index: 162
Median Income: $250,001
Average Home Price: $971,545
Home Price To Income Ratio: 3.9x
More on Fox Chapel: Data | Cost Of Living | Real Estate
The overall cost of living in Fox Chapel is 162. The median income in Fox Chapel comes in at $250,001 and the average home value is $971,545 for 2024.
/10
Population: 6,507
Cost Of Living Index: 129
Median Income: $138,679
Average Home Price: $405,622
Home Price To Income Ratio: 2.9x
More on Swarthmore: Data | Crime | Cost Of Living | Real Estate
The overall cost of living in Swarthmore is 129. The median income in Swarthmore comes in at $138,679 and the average home value is $405,622 for 2024.
/10
Population: 19,016
Cost Of Living Index: 125
Median Income: $71,875
Average Home Price: $582,975
Home Price To Income Ratio: 8.1x
More on West Chester: Data | Cost Of Living | Real Estate
The overall cost of living in West Chester is 125. The median income in West Chester comes in at $71,875 and the average home value is $582,975 for 2024.
/10
Population: 9,182
Cost Of Living Index: 120
Median Income: $114,523
Average Home Price: $431,765
Home Price To Income Ratio: 3.8x
More on Conshohocken: Data | Cost Of Living | Real Estate
The overall cost of living in Conshohocken is 120. The median income in Conshohocken comes in at $114,523 and the average home value is $431,765 for 2024.
/10
Population: 15,305
Cost Of Living Index: 118
Median Income: $158,052
Average Home Price: $495,135
Home Price To Income Ratio: 3.1x
More on Franklin Park: Data | Cost Of Living | Real Estate
The overall cost of living in Franklin Park is 118. The median income in Franklin Park comes in at $158,052 and the average home value is $495,135 for 2024.
/10
Population: 5,860
Cost Of Living Index: 118
Median Income: $85,951
Average Home Price: $558,498
Home Price To Income Ratio: 6.5x
More on Media: Data | Cost Of Living | Real Estate
The overall cost of living in Media is 118. The median income in Media comes in at $85,951 and the average home value is $558,498 for 2024.
/10
Population: 8,176
Cost Of Living Index: 116
Median Income: $106,318
Average Home Price: $404,554
Home Price To Income Ratio: 3.8x
More on Hatboro: Data | Cost Of Living | Real Estate
The overall cost of living in Hatboro is 116. The median income in Hatboro comes in at $106,318 and the average home value is $404,554 for 2024.
/10
Population: 6,775
Cost Of Living Index: 115
Median Income: $84,303
Average Home Price: $611,302
Home Price To Income Ratio: 7.3x
More on Ambler: Data | Cost Of Living | Real Estate
The overall cost of living in Ambler is 115. The median income in Ambler comes in at $84,303 and the average home value is $611,302 for 2024.
/10
Population: 40,902
Cost Of Living Index: 113
Median Income: $43,459
Average Home Price: $377,914
Home Price To Income Ratio: 8.7x
More on State College: Data | Crime | Cost Of Living | Real Estate
The overall cost of living in State College is 113. The median income in State College comes in at $43,459 and the average home value is $377,914 for 2024.
/10
Population: 5,982
Cost Of Living Index: 113
Median Income: $70,903
Average Home Price: $561,783
Home Price To Income Ratio: 7.9x
More on Kennett Square: Data | Cost Of Living | Real Estate
The overall cost of living in Kennett Square is 113. The median income in Kennett Square comes in at $70,903 and the average home value is $561,783 for 2024.
Methodology: How We Determined The Most Expensive Places To Live In The Keystone State For 2024
The two most important things to think about when it comes to being able to afford a city in Pennsylvania are:
- How much money do I make?
- How much do I have to spend to live there?
You need to understand your costs in the context of how much money you make.
For example, if the median household earns $100,000 and spends $40,000 on housing, it’s actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.
With that example in mind, we derived several statistics from the latest Census American Community Survey 2018-2022 around incomes and costs. They are:
- Overall Cost Of Living Index
- Median Home Price / Median Income (lower is better)
- Median Income / Median Rent (Higher is better)
- Median Home Price
You can then compare these metrics in each of the places in Pennsylvania to figure out which is the most expensive.
You are left with a “Cost of Living Index” by taking the average rank of each of these metrics for each city.
So we used that cost of living index to rank all of the 179 places in Pennsylvania that have more than 5,000 people.
The place with the highest cost of living in Pennsylvania according to the data is Fox Chapel. We updated this article for 2024. This article is our tenth time ranking the most expensive places to live in Pennsylvania.
Summary: Taking A Chunk Out Of Your Paycheck In Pennsylvania For 2024
Well, there you have it, the places in Pennsylvania that have the highest cost of living, with Fox Chapel ranking as the most expensive city in the Keystone State.
The most expensive cities in Pennsylvania are Fox Chapel, Swarthmore, West Chester, Conshohocken, Franklin Park, Media, Hatboro, Ambler, State College, and Kennett Square.
Here’s a look at the most affordable cities in Pennsylvania according to the data:
- Bradford
- Connellsville
- Oil City
For more Pennsylvania reading, check out:
- Best Places To Live In Pennsylvania
- Cheapest Places To Live In Pennsylvania
- Most Dangerous Cities In Pennsylvania
- Best Places To Raise A Family In Pennsylvania
- Safest Places In Pennsylvania
- Worst Places To Live In Pennsylvania
Most Expensive Cities In Pennsylvania
| Rank | City | Cost Of Living | Population | Median Income | Average Home Price | Home/Income Ratio |
|---|---|---|---|---|---|---|
| 1 | Fox Chapel | 162 | 5,299 | $250,001 | $971,545 | 3.9x |
| 2 | Swarthmore | 129 | 6,507 | $138,679 | $405,622 | 2.9x |
| 3 | West Chester | 125 | 19,016 | $71,875 | $582,975 | 8.1x |
| 4 | Conshohocken | 120 | 9,182 | $114,523 | $431,765 | 3.8x |
| 5 | Franklin Park | 118 | 15,305 | $158,052 | $495,135 | 3.1x |
| 6 | Media | 118 | 5,860 | $85,951 | $558,498 | 6.5x |
| 7 | Hatboro | 116 | 8,176 | $106,318 | $404,554 | 3.8x |
| 8 | Ambler | 115 | 6,775 | $84,303 | $611,302 | 7.3x |
| 9 | State College | 113 | 40,902 | $43,459 | $377,914 | 8.7x |
| 10 | Kennett Square | 113 | 5,982 | $70,903 | $561,783 | 7.9x |
| 11 | Lansdale | 111 | 18,727 | $84,985 | $455,524 | 5.4x |
| 12 | Phoenixville | 111 | 18,723 | $91,593 | $466,022 | 5.1x |
| 13 | Brookhaven | 111 | 8,268 | $90,264 | $240,312 | 2.7x |
| 14 | Wyomissing | 110 | 11,067 | $86,786 | $339,512 | 3.9x |
| 15 | Perkasie | 110 | 9,130 | $95,319 | $464,524 | 4.9x |
| 16 | Morrisville | 109 | 9,721 | $89,985 | $494,812 | 5.5x |
| 17 | Souderton | 109 | 7,169 | $77,342 | $416,204 | 5.4x |
| 18 | Camp Hill | 107 | 8,133 | $104,959 | $291,977 | 2.8x |
| 19 | Ridley Park | 107 | 7,152 | $90,842 | $282,363 | 3.1x |
| 20 | New Holland | 106 | 5,734 | $59,553 | $358,363 | 6.0x |
| 21 | Oxford | 106 | 5,724 | $59,989 | $398,773 | 6.6x |
| 22 | Millersville | 103 | 8,426 | $65,804 | $308,678 | 4.7x |
| 23 | Gettysburg | 103 | 7,709 | $50,736 | $316,650 | 6.2x |
| 24 | Prospect Park | 103 | 6,411 | $63,015 | $266,876 | 4.2x |
| 25 | Lansdowne | 102 | 11,051 | $70,283 | $252,844 | 3.6x |
| 26 | Economy | 102 | 9,063 | $86,983 | $265,781 | 3.1x |
| 27 | Glenolden | 102 | 7,190 | $71,719 | $224,149 | 3.1x |
| 28 | Bethlehem | 101 | 76,555 | $62,072 | $311,453 | 5.0x |
| 29 | Jefferson Hills | 101 | 12,296 | $108,245 | $312,878 | 2.9x |
| 30 | Bristol | 101 | 9,862 | $67,176 | $292,040 | 4.3x |
| 31 | Lititz | 101 | 9,559 | $80,533 | $393,606 | 4.9x |
| 32 | Mechanicsburg | 101 | 9,402 | $75,806 | $356,612 | 4.7x |
| 33 | East Stroudsburg | 101 | 9,345 | $60,137 | $282,508 | 4.7x |
| 34 | Nazareth | 101 | 6,015 | $45,536 | $384,744 | 8.4x |
| 35 | Norwood | 101 | 5,926 | $83,104 | $260,832 | 3.1x |
| 36 | Bangor | 101 | 5,172 | $51,578 | $286,466 | 5.6x |
| 37 | Clarks Summit | 101 | 5,091 | $87,102 | $305,379 | 3.5x |
| 38 | Plum | 100 | 27,032 | $91,931 | $225,948 | 2.5x |
| 39 | Carlisle | 100 | 20,846 | $55,756 | $293,109 | 5.3x |
| 40 | Coatesville | 100 | 13,316 | $55,989 | $330,916 | 5.9x |
| 41 | Emmaus | 100 | 11,644 | $80,625 | $333,847 | 4.1x |
| 42 | Northampton | 100 | 10,341 | $77,182 | $299,547 | 3.9x |
| 43 | Mount Joy | 100 | 8,274 | $80,492 | $253,752 | 3.2x |
| 44 | Clifton Heights | 100 | 6,834 | $61,155 | $237,541 | 3.9x |
| 45 | Oakmont | 100 | 6,734 | $82,012 | $301,656 | 3.7x |
| 46 | Birdsboro | 100 | 5,106 | $73,798 | $294,777 | 4.0x |
| 47 | Chambersburg | 99 | 21,917 | $53,493 | $257,534 | 4.8x |
| 48 | Ephrata | 99 | 13,738 | $62,590 | $231,736 | 3.7x |
| 49 | Yeadon | 99 | 12,017 | $55,667 | $211,262 | 3.8x |
| 50 | Pleasant Hills | 99 | 8,456 | $88,893 | $246,154 | 2.8x |
| 51 | Sharon Hill | 99 | 5,976 | $66,378 | $179,059 | 2.7x |
| 52 | Philadelphia | 98 | 1,593,208 | $57,537 | $216,286 | 3.8x |
| 53 | Bellefonte | 98 | 6,071 | $56,008 | $277,340 | 5.0x |
| 54 | Selinsgrove | 98 | 5,710 | $56,295 | $228,076 | 4.1x |
| 55 | Shippensburg | 98 | 5,688 | $50,963 | $174,313 | 3.4x |
| 56 | Manheim | 98 | 5,028 | $75,833 | $240,588 | 3.2x |
| 57 | Hanover | 97 | 16,411 | $60,050 | $256,890 | 4.3x |
| 58 | Palmyra | 97 | 7,783 | $65,743 | $304,233 | 4.6x |
| 59 | New Cumberland | 97 | 7,515 | $77,770 | $259,360 | 3.3x |
| 60 | Stroudsburg | 97 | 5,897 | $58,412 | $323,097 | 5.5x |
| 61 | Shillington | 97 | 5,458 | $74,583 | $226,975 | 3.0x |
| 62 | Lehighton | 97 | 5,279 | $59,940 | $249,253 | 4.2x |
| 63 | Allentown | 96 | 125,292 | $52,449 | $267,464 | 5.1x |
| 64 | Whitehall | 96 | 14,909 | $77,752 | $243,992 | 3.1x |
| 65 | Wilson | 96 | 8,208 | $80,565 | $194,286 | 2.4x |
| 66 | Folcroft | 96 | 6,758 | $56,650 | $198,500 | 3.5x |
| 67 | Lewisburg | 96 | 5,284 | $42,302 | $291,241 | 6.9x |
| 68 | Lancaster | 95 | 57,970 | $61,014 | $203,705 | 3.3x |
| 69 | Lower Burrell | 95 | 11,701 | $78,639 | $189,351 | 2.4x |
| 70 | Collingdale | 95 | 8,865 | $49,819 | $186,243 | 3.7x |
| 71 | Forest Hills | 95 | 6,397 | $82,962 | $194,399 | 2.3x |
| 72 | Hollidaysburg | 95 | 5,630 | $65,142 | $235,946 | 3.6x |
| 73 | Easton | 94 | 28,883 | $62,642 | $319,568 | 5.1x |
| 74 | Baldwin | 94 | 21,266 | $75,139 | $199,620 | 2.7x |
| 75 | Greensburg | 94 | 14,876 | $58,001 | $218,993 | 3.8x |
| 76 | Kingston | 94 | 13,317 | $52,253 | $190,124 | 3.6x |
| 77 | Darby | 94 | 10,682 | $45,511 | $109,626 | 2.4x |
| 78 | Grove City | 94 | 7,908 | $58,900 | $207,464 | 3.5x |
| 79 | Archbald | 94 | 7,316 | $72,964 | $217,444 | 3.0x |
| 80 | Milton | 94 | 6,610 | $50,431 | $197,505 | 3.9x |
| 81 | Catasauqua | 94 | 6,512 | $62,134 | $241,843 | 3.9x |
| 82 | Palmerton | 94 | 5,602 | $66,358 | $233,094 | 3.5x |
| 83 | West York | 94 | 5,069 | $59,773 | $123,017 | 2.1x |
| 84 | Chester | 93 | 33,048 | $39,193 | $91,695 | 2.3x |
| 85 | Dunmore | 93 | 14,082 | $72,821 | $210,287 | 2.9x |
| 86 | Bloomsburg | 93 | 12,836 | $46,019 | $230,927 | 5.0x |
| 87 | Waynesboro | 93 | 11,009 | $56,413 | $247,625 | 4.4x |
| 88 | Canonsburg | 93 | 9,672 | $76,597 | $328,096 | 4.3x |
| 89 | Dormont | 93 | 8,199 | $73,798 | $211,309 | 2.9x |
| 90 | West View | 93 | 6,660 | $75,054 | $217,210 | 2.9x |
| 91 | Blakely | 93 | 6,646 | $62,065 | $188,158 | 3.0x |
| 92 | Steelton | 93 | 6,243 | $55,861 | $129,713 | 2.3x |
| 93 | Moosic | 93 | 5,930 | $67,434 | $210,038 | 3.1x |
| 94 | Duryea | 93 | 5,047 | $68,790 | $173,579 | 2.5x |
| 95 | Columbia | 92 | 10,203 | $50,309 | $250,459 | 5.0x |
| 96 | Brentwood | 92 | 9,982 | $57,900 | $165,365 | 2.9x |
| 97 | Lock Haven | 92 | 8,422 | $42,930 | $180,781 | 4.2x |
| 98 | Castle Shannon | 92 | 8,283 | $65,700 | $189,973 | 2.9x |
| 99 | Huntingdon | 92 | 6,904 | $59,364 | $188,109 | 3.2x |
| 100 | Red Lion | 92 | 6,499 | $59,503 | $261,816 | 4.4x |