States › Pennsylvania
State
Pennsylvania
65 counties with an index · 36 metro and micro areas · 825 ZIP codes · 364 permit-issuing places · 13,059,432 residents (2025 est.)
FHFA notes: The FHFA HPI is a broad measure of the movement of single-family house prices. The FHFA HPI is a weighted, repeat-sales index, meaning that it measures average price changes in repeat sales or refinancings on the same properties. The line is FHFA's standard quarterly all-transactions index; the comparison table uses FHFA's annual state index from the same family. The index does not give a dollar value for any home.
Pennsylvania's FHFA house price index starts in 1975. Through 2025 it has risen +758.6%; over the ten years to 2025 the rise was +76.8% (+5.9% a year), below the national +85.0%.
The quarterly index through 2026 Q2 is +4.7% on a year earlier and +1.7% on the quarter; nationally +3.0% and +1.1%.
The index peaked in 2007, fell −10.4% to 2012 and regained the peak in 2018; the national index fell −21.3% over 2007–2012.
25,848 housing units were authorised in Pennsylvania in the 12 months to August 2026, 2.0 per 1,000 residents against 4.1 nationally; that is +3.5% on the previous 12 months. 65 counties, 36 metro and micro areas, 825 ZIP codes and 364 permit-issuing places in the state have their own pages.
Same span, state and nation
| Change in the FHFA index | Pennsylvania | United States |
|---|---|---|
| 1 year (2024–2025) | +4.7% | +2.8% |
| 5 years (2020–2025) | +48.0% | +47.0% |
| 10 years (2015–2025) | +76.8% | +85.0% |
| 20 years (2005–2025) | +83.6% | +79.1% |
| Since 2000 | +164.2% | +158.3% |
| Since 1975 | +758.6% | +960.7% |
| 10-year annualised | +5.9% | +6.3% |
| 20-year annualised | +3.1% | +3.0% |
Decade by decade
| Decade | Change | United States | |
|---|---|---|---|
| 1980s (1980–1990) | +91.6% | +68.2% | |
| 1990s (1990–2000) | +19.3% | +33.9% | |
| 2000s (2000–2010) | +48.4% | +29.7% | |
| 2010s (2010–2020) | +20.3% | +35.5% | |
| 2020s so far (2020–2025) | +48.0% | +47.0% |
FHFA reports each index with a value of 100 in its base period, the first year the area has enough transactions (1975 here). A decade's change is the index at the end of the decade divided by the index at the start, so it does not depend on the base year; the United States column covers the same years. Decades before 1975 are not shown.
Peak-to-low declines
| Peak | Low | Decline | Peak regained |
|---|---|---|---|
| 2007 | 2012 | −10.4% | 2018 |
Purchase-only index
FHFA also publishes a purchase-only index, built from sales prices alone (no refinance appraisals). It starts in 1991 and is drawn here on its own base.
Counties
Ranked by ten-year change in FHFA's annual county index to 2025. Permits are housing units authorised in the 12 months to August 2026.
| County | 1 year | 10 years | Since 2000 | Units, 12 months | Per 1,000 | Index through |
|---|---|---|---|---|---|---|
| Monroe County | +7.2% | +112.0% | +132.7% | 330 | 2.0 | 2025 |
| Carbon County | +9.3% | +109.3% | +185.7% | 197 | 3.0 | 2025 |
| Lehigh County | +6.1% | +94.9% | +181.4% | 734 | 1.9 | 2025 |
| Lancaster County | +5.0% | +93.3% | +180.9% | 1,144 | 2.0 | 2025 |
| Schuylkill County | +5.9% | +92.1% | +143.9% | 214 | 1.5 | 2025 |
| Northampton County | +6.1% | +91.6% | +174.6% | 760 | 2.3 | 2025 |
| Berks County | +5.6% | +89.6% | +162.9% | 611 | 1.4 | 2025 |
| Lebanon County | +7.4% | +89.5% | +163.5% | 308 | 2.1 | 2025 |
| Fulton County | +27.8% | +87.2% | — | 18 | 1.2 | 2025 |
| Delaware County | +4.6% | +83.7% | +170.8% | 181 | 0.3 | 2025 |
| Pike County | +3.9% | +83.5% | +151.1% | 148 | 2.4 | 2025 |
| Mifflin County | +10.5% | +82.4% | +132.2% | 50 | 1.1 | 2025 |
| York County | +5.7% | +82.2% | +143.3% | 1,224 | 2.6 | 2025 |
| Potter County | +2.2% | +81.7% | +110.2% | 19 | 1.2 | 2025 |
| Luzerne County | +5.5% | +81.2% | +133.6% | 310 | 0.9 | 2025 |
| Dauphin County | +5.2% | +78.5% | +145.2% | 496 | 1.7 | 2025 |
| Erie County | +8.8% | +78.3% | +135.8% | 157 | 0.6 | 2025 |
| Montgomery County | +4.6% | +77.4% | +179.5% | 2,058 | 2.3 | 2025 |
| Chester County | +4.7% | +77.2% | +176.9% | 1,333 | 2.4 | 2025 |
| Bucks County | +5.0% | +76.8% | +179.0% | 721 | 1.1 | 2025 |
| Allegheny County | +3.2% | +76.3% | +159.8% | 3,232 | 2.6 | 2025 |
| Wayne County | +4.7% | +75.0% | +132.6% | 137 | 2.6 | 2025 |
| Lawrence County | +6.4% | +74.2% | +111.7% | 63 | 0.8 | 2025 |
| Lackawanna County | +4.9% | +73.5% | +121.6% | 239 | 1.1 | 2025 |
| Perry County | +5.6% | +73.0% | +137.8% | 114 | 2.4 | 2025 |
| Cumberland County | +3.9% | +72.7% | +144.1% | 946 | 3.4 | 2025 |
| Adams County | +2.2% | +70.5% | +140.1% | 460 | 4.3 | 2025 |
| Clearfield County | +4.7% | +70.3% | +145.5% | 60 | 0.8 | 2025 |
| Philadelphia County | +3.8% | +69.5% | +258.7% | 4,668 | 3.0 | 2025 |
| Franklin County | +4.0% | +69.1% | +146.0% | 800 | 5.0 | 2025 |
| Crawford County | +4.0% | +68.7% | +117.5% | 81 | 1.0 | 2025 |
| Clarion County | +7.5% | +68.2% | +113.1% | 18 | 0.5 | 2025 |
| Elk County | +5.2% | +67.7% | +91.1% | 39 | 1.3 | 2025 |
| Beaver County | +4.4% | +67.4% | +125.6% | 287 | 1.7 | 2025 |
| Armstrong County | +5.8% | +67.1% | +116.9% | 36 | 0.6 | 2025 |
| Somerset County | +18.7% | +66.8% | +132.1% | 67 | 0.9 | 2025 |
| Mercer County | +1.8% | +66.6% | +102.7% | 72 | 0.7 | 2025 |
| McKean County | +4.1% | +66.2% | +72.5% | 20 | 0.5 | 2025 |
| Columbia County | +6.3% | +66.1% | +141.8% | 108 | 1.6 | 2025 |
| Venango County | +1.9% | +65.9% | +112.4% | 47 | 1.0 | 2025 |
| Westmoreland County | +5.8% | +64.9% | +117.0% | 376 | 1.1 | 2025 |
| Centre County | +2.8% | +64.5% | +164.3% | 489 | 3.1 | 2025 |
| Butler County | +3.9% | +63.6% | +133.2% | 1,020 | 5.1 | 2025 |
| Northumberland County | +5.3% | +62.7% | +136.6% | 41 | 0.5 | 2025 |
| Fayette County | +4.1% | +60.7% | +132.7% | 185 | 1.5 | 2025 |
| Jefferson County | +2.5% | +58.2% | — | 0 | 0.0 | 2025 |
| Union County | +11.5% | +57.5% | +159.8% | 53 | 1.3 | 2025 |
| Huntingdon County | +1.4% | +57.4% | +122.8% | 52 | 1.2 | 2025 |
| Washington County | +4.2% | +56.4% | +121.9% | 347 | 1.6 | 2025 |
| Tioga County | +4.1% | +56.3% | +138.1% | 50 | 1.2 | 2025 |
| Snyder County | −0.2% | +56.0% | +125.1% | 50 | 1.3 | 2025 |
| Warren County | −0.8% | +55.9% | +113.1% | 59 | 1.6 | 2025 |
| Cambria County | +5.4% | +55.6% | +94.5% | 61 | 0.5 | 2025 |
| Bedford County | +2.7% | +53.9% | +136.4% | 59 | 1.2 | 2025 |
| Clinton County | +4.8% | +53.7% | +154.1% | 32 | 0.8 | 2025 |
| Montour County | +14.6% | +53.0% | +145.5% | 9 | 0.5 | 2025 |
| Blair County | +7.7% | +52.8% | +114.4% | 89 | 0.7 | 2025 |
| Lycoming County | +2.8% | +52.8% | +138.8% | 75 | 0.7 | 2025 |
| Susquehanna County | +11.5% | +51.3% | — | 57 | 1.5 | 2025 |
| Greene County | +4.6% | +50.8% | — | 26 | 0.8 | 2025 |
| Bradford County | +1.8% | +46.2% | +132.5% | 66 | 1.1 | 2025 |
| Juniata County | −6.2% | +44.6% | — | 30 | 1.3 | 2025 |
| Indiana County | +1.1% | +44.4% | +102.0% | 49 | 0.6 | 2025 |
| Wyoming County | +0.5% | +41.5% | +104.7% | 47 | 1.8 | 2025 |
| Sullivan County | +7.9% | — | — | 17 | 2.9 | 2025 |
Metro and micropolitan areas
Areas with any county in Pennsylvania; multi-state areas appear under each of their states.
| Area | Type | 1 year | 10 years | Year to 2026 Q2 | Units, 12 months |
|---|---|---|---|---|---|
| East Stroudsburg, PA | Micro | +7.2% | +112.0% | — | 330 |
| Lancaster, PA | Metro | +5.0% | +93.3% | +6.3% | 1,144 |
| Allentown-Bethlehem-Easton, PA-NJ | Metro | +6.4% | +92.7% | +4.9% | 2,115 |
| Pottsville, PA | Micro | +5.9% | +92.1% | — | 214 |
| Reading, PA | Metro | +5.6% | +89.6% | +4.6% | 611 |
| Lebanon, PA | Metro | +7.4% | +89.5% | +1.3% | 308 |
| Hemlock Farms, PA | Micro | +3.9% | +83.5% | — | 148 |
| Lewistown, PA | Micro | +10.5% | +82.4% | — | 50 |
| York-Hanover, PA | Metro | +5.7% | +82.2% | +6.1% | 1,224 |
| Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | Metro | +4.7% | +79.6% | — | 14,628 |
| Erie, PA | Metro | +8.8% | +78.3% | +8.0% | 157 |
| Scranton--Wilkes-Barre, PA | Metro | +5.3% | +76.4% | +7.5% | 596 |
| Harrisburg-Carlisle, PA | Metro | +4.6% | +75.2% | +4.8% | 1,556 |
| Pittsburgh, PA | Metro | +3.9% | +71.4% | +3.4% | 5,546 |
| Gettysburg, PA | Metro | +2.2% | +70.5% | +4.4% | 460 |
| DuBois, PA | Micro | +4.7% | +70.3% | — | 60 |
| Chambersburg, PA | Metro | +4.0% | +69.1% | +3.4% | 800 |
| Meadville, PA | Micro | +4.0% | +68.7% | — | 81 |
| St. Marys, PA | Micro | +5.2% | +67.7% | — | 39 |
| Somerset, PA | Micro | +18.7% | +66.8% | — | 67 |
| Hermitage, PA | Micro | +1.8% | +66.6% | — | 72 |
| Bradford, PA | Micro | +4.1% | +66.2% | — | 20 |
| Bloomsburg-Berwick, PA | Micro | +6.3% | +66.1% | — | 108 |
| Oil City, PA | Micro | +1.9% | +65.9% | — | 47 |
| State College, PA | Metro | +2.8% | +64.5% | +3.2% | 489 |
| Sunbury, PA | Micro | +6.2% | +59.1% | — | 50 |
| Lewisburg, PA | Micro | +11.5% | +57.5% | — | 53 |
| Huntingdon, PA | Micro | +1.4% | +57.4% | — | 52 |
| Selinsgrove, PA | Micro | −0.2% | +56.0% | — | 50 |
| Warren, PA | Micro | −0.8% | +55.9% | — | 59 |
| Johnstown, PA | Metro | +5.4% | +55.6% | +6.1% | 61 |
| Lock Haven, PA | Micro | +4.8% | +53.7% | — | 32 |
| Altoona, PA | Metro | +7.7% | +52.8% | +8.1% | 89 |
| Williamsport, PA | Metro | +2.8% | +52.8% | +7.5% | 75 |
| Sayre, PA | Micro | +1.8% | +46.2% | — | 66 |
| Indiana, PA | Micro | +1.1% | +44.4% | — | 49 |
Building permits
Housing units authorised in Pennsylvania by month, latest 60 monthssingle-family2+ unit buildings
Housing units authorised in Pennsylvania by year, 1995–2025single-family2+ unit buildings
Single-family share of the latest 12 months: 57% (63% nationally). Since 1995: 976,489 units.
Year by year
Each year's index change and permits, with every county's figures for that year.
| Year | Pennsylvania index | US index | Units permitted | Single-family |
|---|---|---|---|---|
| 2025 | +4.7% | +2.8% | 25,709 | 15,812 |
| 2024 | +6.0% | +4.9% | 24,810 | 16,348 |
| 2023 | +7.4% | +5.7% | 25,320 | 15,912 |
| 2022 | +12.9% | +15.5% | 28,149 | 18,150 |
| 2021 | +10.0% | +11.6% | 47,894 | 18,764 |
| 2020 | +3.6% | +3.0% | 25,706 | 15,846 |
| 2019 | +4.0% | +4.2% | 23,539 | 14,878 |
| 2018 | +4.4% | +5.7% | 23,325 | 15,335 |
| 2017 | +3.6% | +5.4% | 22,584 | 15,703 |
| 2016 | +2.5% | +5.3% | 23,303 | 16,457 |
| 2015 | +2.3% | +4.4% | 22,854 | 15,420 |
| 2014 | +1.9% | +6.2% | 25,059 | 16,371 |
| 2013 | +0.8% | +3.4% | 21,650 | 15,505 |
| 2012 | −1.7% | −1.8% | 18,796 | 13,432 |
| 2011 | −2.4% | −4.4% | 14,967 | 11,790 |
| 2010 | −2.5% | −5.1% | 19,740 | 16,886 |
| 2009 | −3.3% | −7.5% | 18,275 | 15,341 |
| 2008 | −0.9% | −4.5% | 24,577 | 20,238 |
| 2007 | +2.4% | +0.6% | 33,665 | 27,497 |
| 2006 | +7.8% | +6.6% | 39,128 | 33,121 |
| 2005 | +11.8% | +12.4% | 44,525 | 37,268 |
| 2004 | +9.7% | +9.2% | 49,665 | 41,496 |
| 2003 | +4.7% | +4.5% | 47,356 | 38,567 |
| 2002 | +5.6% | +5.4% | 45,114 | 38,683 |
| 2001 | +6.1% | +6.7% | 41,403 | 34,803 |
| 2000 | +4.5% | +8.3% | 41,076 | 34,501 |
| 1999 | +2.4% | +4.3% | 42,662 | 36,562 |
| 1998 | +2.8% | +3.7% | 41,616 | 35,085 |
| 1997 | +1.4% | +3.8% | 39,877 | 32,250 |
| 1996 | +1.7% | +3.2% | 37,895 | 32,439 |
| 1995 | +0.9% | +3.7% | 36,250 | 32,005 |
Cities issuing the most permits
Housing units authorised in the 12 months to August 2026; every place is listed on its county page.
- Philadelphia 4,668
- Pittsburgh 2,058
- Adams County 460
- Lower Merion township 369
- Conshohocken borough 363
- Allen township 352
- Upper Merion township 254
- Upper Macungie township 249
- Upper Dublin township 242
- Jackson township 235
- Cranberry township 234
- Penn township 198
- Fairview township 195
- Carlisle borough 188
- Chambersburg borough 187
- Lebanon County Part Unincorporated Area 186
- Antrim township 185
- State College borough 180
- Caln township 170
- East Brandywine township 163
- Guilford township 156
- Manheim township 153
- Fayette County Part Unincorporated Area 152
- Adams township 150
- Dover township 144
- North Fayette township 140
- Susquehanna township 130
- Lower Paxton township 128
- North Middleton township 125
- Lancaster 123
- Spring township 121
- Newberry township 120
- Allentown 118
- Warwick township 118
- Lower Swatara township 117
- Sinking Spring borough 113
- Tredyffrin township 112
- East Pennsboro township 108
- West Brandywine township 107
- Bristol township 106
Questions and answers
How much have home values in Pennsylvania risen over 10 years?
The FHFA index rose +76.8% between 2015 and 2025, +5.9% a year; over 20 years +83.6% and since 2000 +164.2%. Nationally: +85.0%, +79.1% and +158.3%.
Which Pennsylvania counties rose most over 10 years?
Monroe County (+112.0%), Carbon County (+109.3%) and Lehigh County (+94.9%), by FHFA's annual county index to 2025.
What happened to Pennsylvania home prices in 2008?
The state index peaked in 2007, fell −10.4% to 2012 and regained its peak in 2018.
How many homes are being built in Pennsylvania?
25,848 units were authorised in the 12 months to August 2026: 14,633 single-family and 11,215 in multi-unit buildings, 2.0 per 1,000 residents.
Where does this data come from?
FHFA's quarterly all-transactions state index (through 2026 Q2) and annual state index (updated March 31, 2026); the Census Bureau's Building Permits Survey state and county files through August 2026; vintage 2025 population estimates.
Provenance
Index: Federal Housing Finance Agency, quarterly all-transactions and purchase-only state indexes through 2026 Q2 and annual state index (updated March 31, 2026). Permits: Census Bureau Building Permits Survey state, county and place files through August 2026. Population: Census Bureau vintage 2025 estimates. Public domain. Corrections · FHFA HPI datasets.