What is the cheapest Pennsylvania city to buy an investment property?

Of the 15 cities on this list, Beaver Falls has the lowest median closed price at $85,000, measured across 141 closings tracked inside the city limits.

Which affordable Pennsylvania market has the most transaction volume?

Erie, with 581 tracked closings and a median closed price of $150,000. More closings means a deeper comparable set to price against.

Do these rankings include rent or cash flow figures?

No. Resideline does not have verified rent data for these cities, so this page ranks on entry price and transaction volume only. Publishing yields or cash-on-cash figures without rent data would be invention rather than analysis.

Do these figures cover the city or the wider postal area?

The city. Every median and count here describes closings inside the municipal boundary, which is usually a smaller and different footprint from the postal area that shares the name.

Best Places to Buy Rental Property in Pennsylvania (2026)

There is no honest way to rank Pennsylvania cities by rental return without rent data, and this page does not have it. What it does have is transaction evidence: the median price homes actually closed at inside each city's limits, and how many closings happened. That answers the two questions that come before any cash flow analysis, what it costs to get in and whether you can get back out.

What this page measures, and what it does not

Every city below cleared at least 100 closings in its reporting window, which filters out markets too thin to read. They are ranked cheapest first by median closed price, from $85,000 to $200,000. You will not find rent estimates, rent-to-price ratios, cap rates, cash-on-cash projections or gross yield rankings here. Resideline does not have verified rent data for these cities, so publishing those numbers would be invention rather than analysis. Entry price and transaction volume are what the data supports. Every figure describes closings inside the city limits, not the wider postal area that shares the city's name. The two can differ a lot: a postal area usually reaches into surrounding townships, which pulls the median toward whatever those townships are worth. Pennsylvania's statewide median closed price is $302,872 across 82,332 tracked closings.

The rankings

City	Median closed price	Closings tracked	Window
Beaver Falls	$85,000	141	12 months
New Castle	$97,475	160	6 months
Butler	$100,500	210	12 months
Aliquippa	$120,000	169	12 months
Altoona	$120,000	358	6 months
Harrisburg	$143,000	351	6 months
Williamsport	$149,900	347	12 months
Erie	$150,000	581	6 months
Wilkes Barre	$160,000	166	6 months
Coraopolis	$160,011	101	12 months
York	$165,000	292	6 months
Reading	$184,900	465	6 months
Coatesville	$190,000	157	12 months
Greensburg	$200,000	252	12 months
Canonsburg	$200,000	149	12 months

1. Beaver Falls, $85,000, 141 closings

At $85,000 the entry price is about 28 percent of the Pennsylvania median. Resideline tracked 141 closings there over the last last 12 months, roughly 12 a month. That is a thin market: both your comparable set and your eventual exit depend on a small buyer pool. This is a low-volume market, so treat the median as directional. Full detail is on the Beaver Falls market page.

2. New Castle, $97,475, 160 closings

At $97,475 the entry price is about 32 percent of the Pennsylvania median. Resideline tracked 160 closings there over the last last six months, roughly 27 a month. About 94 percent of those closings are houses, so the figure describes that segment rather than every property type. Full detail is on the New Castle market page.

3. Butler, $100,500, 210 closings

At $100,500 the entry price is about 33 percent of the Pennsylvania median. Resideline tracked 210 closings there over the last last 12 months, roughly 18 a month. About 80 percent of those closings are houses, so the figure describes that segment rather than every property type. Full detail is on the Butler market page.

4. Aliquippa, $120,000, 169 closings

At $120,000 the entry price is about 40 percent of the Pennsylvania median. Resideline tracked 169 closings there over the last last 12 months, roughly 14 a month. About 88 percent of those closings are houses, so the figure describes that segment rather than every property type. Full detail is on the Aliquippa market page.

5. Altoona, $120,000, 358 closings

At $120,000 the entry price is about 40 percent of the Pennsylvania median. Resideline tracked 358 closings there over the last last six months, roughly 60 a month. About 92 percent of those closings are houses, so the figure describes that segment rather than every property type. Full detail is on the Altoona market page.

6. Harrisburg, $143,000, 351 closings

At $143,000 the entry price is about 47 percent of the Pennsylvania median. Resideline tracked 351 closings there over the last last six months, roughly 58 a month. Full detail is on the Harrisburg market page.

7. Williamsport, $149,900, 347 closings

At $149,900 the entry price is about 49 percent of the Pennsylvania median. Resideline tracked 347 closings there over the last last 12 months, roughly 29 a month. Full detail is on the Williamsport market page.

8. Erie, $150,000, 581 closings

At $150,000 the entry price is about 50 percent of the Pennsylvania median. Resideline tracked 581 closings there over the last last six months, roughly 97 a month. About 83 percent of those closings are houses, so the figure describes that segment rather than every property type. Full detail is on the Erie market page.

9. Wilkes Barre, $160,000, 166 closings

At $160,000 the entry price is about 53 percent of the Pennsylvania median. Resideline tracked 166 closings there over the last last six months, roughly 28 a month. Full detail is on the Wilkes Barre market page.

10. Coraopolis, $160,011, 101 closings

At $160,011 the entry price is about 53 percent of the Pennsylvania median. Resideline tracked 101 closings there over the last last 12 months, roughly 8 a month. That is a thin market: both your comparable set and your eventual exit depend on a small buyer pool. About 82 percent of those closings are houses, so the figure describes that segment rather than every property type. This is a low-volume market, so treat the median as directional. Full detail is on the Coraopolis market page.

11. York, $165,000, 292 closings

At $165,000 the entry price is about 54 percent of the Pennsylvania median. Resideline tracked 292 closings there over the last last six months, roughly 49 a month. Full detail is on the York market page.

12. Reading, $184,900, 465 closings

At $184,900 the entry price is about 61 percent of the Pennsylvania median. Resideline tracked 465 closings there over the last last six months, roughly 78 a month. Full detail is on the Reading market page.

13. Coatesville, $190,000, 157 closings

At $190,000 the entry price is about 63 percent of the Pennsylvania median. Resideline tracked 157 closings there over the last last 12 months, roughly 13 a month. Full detail is on the Coatesville market page.

14. Greensburg, $200,000, 252 closings

At $200,000 the entry price is about 66 percent of the Pennsylvania median. Resideline tracked 252 closings there over the last last 12 months, roughly 21 a month. About 81 percent of those closings are houses, so the figure describes that segment rather than every property type. Full detail is on the Greensburg market page.

15. Canonsburg, $200,000, 149 closings

At $200,000 the entry price is about 66 percent of the Pennsylvania median. Resideline tracked 149 closings there over the last last 12 months, roughly 12 a month. About 93 percent of those closings are houses, so the figure describes that segment rather than every property type. This is a low-volume market, so treat the median as directional. Full detail is on the Canonsburg market page.

How to use this list

Treat it as a shortlist, not an answer. A citywide median cannot price a specific address: property type, size, condition and location move a number far more than the city line does. Run any address on this list through Resideline for the comparable set behind its value.

Figures last updated August 23, 2026 from closings Resideline tracked.