Sam SmithPennsylvania offers a wide range of living costs, from pricey metros like Philadelphia and Pittsburgh to small towns and county seats where housing and rentals are far more accessible. Affordability here often reflects a mix of history, industry, and geography: former steel and coal towns, rural hubs, and college communities tend to have the lowest costs. Using metrics like median home values, rental prices, and cost‑of‑living indices, this list highlights the 50 most affordable cities and towns across the state.
Top 50 Cheapest Cities To Live In Pennsylvania
Southwest PA (Outside Pittsburgh)
1. Johnstown
Johnstown is often cited as one of Pennsylvania’s most affordable cities, with median home prices far below state averages. Once a thriving steel town, it has faced economic decline and population loss, but offers very low housing costs. Residents enjoy access to the Allegheny Mountains, historic flood memorials, and a strong sense of community. While job opportunities are limited, Johnstown appeals to retirees, remote workers, and families seeking budget‑friendly living with scenic surroundings and small‑city amenities.
2. McKeesport
McKeesport, located along the Monongahela River near Pittsburgh, is known for its extremely low housing prices. Once a steel industry hub, the city has struggled economically, but affordability remains its strongest draw. Residents benefit from proximity to Pittsburgh’s job market and cultural amenities, while enjoying small‑town living. Challenges include older housing stock and limited local employment. McKeesport offers entry‑level affordability for households seeking to live near Pittsburgh without paying the high costs of the metro’s core neighborhoods.
3. New Castle
New Castle, the Lawrence County seat, is recognized for its inexpensive housing and modest rental costs. Historically tied to manufacturing, the city has faced economic challenges but retains affordable living options. Its downtown features historic architecture, and residents enjoy access to nearby parks and rivers. While job growth is limited, New Castle’s affordability makes it appealing for families and retirees. The city provides essential amenities and a slower pace of life, offering value compared to larger Pennsylvania metros.
4. Monessen
Monessen, a small industrial city on the Monongahela River, offers some of the lowest housing costs in southwestern Pennsylvania. Once a steel powerhouse, it has experienced significant decline, but affordability remains a key attraction. Residents benefit from riverfront views, historic sites, and proximity to Pittsburgh. Challenges include limited job opportunities and aging infrastructure. Despite this, Monessen provides budget‑friendly living for households seeking inexpensive housing and a quiet lifestyle within reach of the Pittsburgh metropolitan area.
5. Washington
Washington, located southwest of Pittsburgh, balances affordability with relative stability compared to other former industrial towns. Housing prices are lower than in Pittsburgh, and rental costs remain manageable. The city serves as the county seat, offering government services, schools, and healthcare. Washington has a historic downtown and cultural attractions, including Washington & Jefferson College. Its affordability, combined with amenities and proximity to Pittsburgh, makes it appealing for families and retirees seeking value without sacrificing access to services.
6. Donora
Donora, a historic steel town along the Monongahela River, is known for very low housing costs. Famous for the 1948 smog disaster, the town has struggled economically but remains affordable. Residents enjoy riverfront scenery and small‑town living, though amenities are limited. Donora’s affordability makes it attractive for households seeking entry‑level housing, but employment opportunities are scarce. Its proximity to Pittsburgh provides some access to jobs and services, while offering one of the lowest costs of living in the region.
7. Jeannette
Jeannette, located between Pittsburgh and Greensburg, is historically known for its glass industry. Today, it offers affordable housing and rental options compared to surrounding areas. The city has faced economic decline, but affordability remains a draw for families and retirees. Jeannette provides essential amenities, schools, and community services, while maintaining small‑town character. Its location offers commuting access to Pittsburgh, making it appealing for budget‑conscious households seeking inexpensive housing within reach of metropolitan job opportunities and cultural attractions.
8. Connellsville
Connellsville, situated on the Youghiogheny River, is a gateway to the Laurel Highlands and offers affordable housing. Historically tied to coal and industry, the city has transitioned into a hub for outdoor recreation, with access to trails and rivers. Housing prices are low, and rental costs remain manageable. While job opportunities are limited, Connellsville appeals to families and retirees seeking budget‑friendly living with scenic surroundings. Its affordability and outdoor lifestyle make it a practical choice in southwestern Pennsylvania.
9. Uniontown
Uniontown, the Fayette County seat, is known for its affordability and small‑city amenities. Housing prices are low, and rental costs are manageable compared to state averages. The city has a historic downtown and provides access to healthcare, schools, and government services. While economic growth is limited, Uniontown’s affordability makes it appealing for families and retirees. Its location near the Laurel Highlands offers outdoor recreation, while maintaining budget‑friendly living in a community with essential services and historic character.
10. Farrell
Farrell, located in Mercer County near the Ohio border, is a former steel hub with very low housing costs. The city has faced significant economic decline, but affordability remains its strongest feature. Residents benefit from proximity to Sharon and Youngstown, Ohio, for employment and amenities. Housing prices are among the lowest in the state, making Farrell attractive for budget‑conscious households. While challenges include limited local jobs and aging infrastructure, Farrell provides entry‑level affordability in a small‑town setting.
50 Most Affordable Cities & Towns in Pennsylvania (Numbered Table)
| # | City / Town | Region |
|---|---|---|
| 1 | Johnstown | Southwest PA |
| 2 | McKeesport | Southwest PA |
| 3 | New Castle | Southwest PA |
| 4 | Monessen | Southwest PA |
| 5 | Washington | Southwest PA |
| 6 | Donora | Southwest PA |
| 7 | Jeannette | Southwest PA |
| 8 | Connellsville | Southwest PA |
| 9 | Uniontown | Southwest PA |
| 10 | Farrell | Southwest PA |
| 11 | Shamokin | Central PA / Coal Region |
| 12 | Sunbury | Central PA |
| 13 | Lock Haven | Central PA |
| 14 | Clearfield | Central PA |
| 15 | Lewistown | Central PA |
| 16 | Pottsville | Coal Region |
| 17 | Carbondale | Northeast / Coal Region |
| 18 | Sharon | Northwest PA |
| 19 | Titusville | Northwest PA |
| 20 | Oil City | Northwest PA |
| 21 | St. Marys | North Central PA |
| 22 | Emporium | Northern Tier |
| 23 | Warren | Northwest PA |
| 24 | Bradford | Northern Tier |
| 25 | Ridgway | North Central PA |
| 26 | Mansfield | Northern Tier |
| 27 | Sayre | Northern Tier |
| 28 | Tunkhannock | Northern Tier |
| 29 | Bethlehem (parts of) | Lehigh Valley |
| 30 | Allentown (select neighborhoods) | Lehigh Valley |
| 31 | Reading | Berks County |
| 32 | Hazleton | Luzerne County |
| 33 | Pottstown | Southeast PA |
| 34 | Lebanon | South Central PA |
| 35 | Columbia | Lancaster County |
| 36 | Mount Carmel | Coal Region |
| 37 | Butler | Western PA |
| 38 | Franklin | Venango County |
| 39 | Greenville | Mercer County |
| 40 | Meadville | Crawford County |
| 41 | Chambersburg | South Central PA |
| 42 | Waynesboro | South Central PA |
| 43 | York (select areas) | South Central PA |
| 44 | Hanover | York County |
| 45 | Carlisle (older areas) | Cumberland County |
| 46 | Lewistown (duplicate mention) | Central PA |
| 47 | Coatesville | Southeast PA |
| 48 | Chester | Southeast PA |
| 49 | Lancaster (city proper) | Southeast PA |
| 50 | Harrisburg (city proper) | South Central PA |
Notes
- Affordability varies heavily by neighborhood, especially in cities like Allentown, Reading, York, Harrisburg, and Lancaster.
- Some towns appear more affordable due to economic decline, not lifestyle amenities—job access matters.
Closing
Affordability in Pennsylvania is always relative. Many of the cheapest towns owe their low costs to industrial decline, population loss, or remoteness, which can mean fewer jobs and amenities. Yet for families, retirees, or remote workers, these communities offer a chance to own property and enjoy small‑town life at a fraction of big‑city prices. The “sweet spot” lies in county seats and college towns that balance affordability with services and opportunity. Use this list as a roadmap to explore where your budget stretches furthest in the Keystone State.