While the national housing market projects an average growth rate of 2.6% for 2025, Pennsylvania presents a dramatically different picture according to Zillow data. Nearly half the analyzed markets project declining values. College towns show particularly striking variations, with Lewisburg (Bucknell University) projecting 1.8% growth while Bloomsburg faces a -0.9% decline. The stark east-west divide emerges clearly, with western Pennsylvania communities like Johnstown (-4.8%) and DuBois (-4.0%) facing the steepest declines, while south-central communities like Gettysburg and Chambersburg show relative strength. Most surprisingly, major economic centers show tepid growth, with Pittsburgh (0.6%) and State College (0.7%) projecting gains well below national averages despite their robust knowledge economies.
Price points across the analyzed markets reveal equally dramatic disparities, with State College ($386,398) and Gettysburg ($331,303) commanding values more than triple those of Johnstown ($99,589). The relationship between current values and growth rates suggests a market correction underway, as some historically stable markets with high valuations project minimal growth, while several mid-tier markets like New Castle ($140,478) and Indiana ($185,957) show unexpectedly strong growth projections above 1.7%. Geographic analysis reveals a clear advantage for communities within the Baltimore-Washington commuting radius, while former industrial centers more dependent on local economies face steeper challenges. This pattern suggests Pennsylvania’s housing market may be increasingly influenced by proximity to major out-of-state employment centers rather than traditional in-state economic anchors.
1. Gettysburg, PA
Located in south-central Pennsylvania’s Adams County, Gettysburg stands as one of America’s most significant historic sites and tourist destinations. The town’s position at the intersection of major historical routes and its proximity to both Baltimore and Washington D.C. creates a unique economic environment focused on heritage tourism and education. Current home values stand at $331,303, with the region’s highest projected growth rate of 2.1% pushing values to $338,260 by 2025.
2. Lewisburg, PA
Nestled along the Susquehanna River in Union County, Lewisburg combines historic charm with the intellectual vibrancy of Bucknell University. The town’s well-preserved Federal and Victorian architecture and position in the Buffalo Valley make it a cultural and educational hub for central Pennsylvania. Housing values currently reach $289,902, with a healthy 1.8% growth trajectory suggesting an increase to $295,120 in 2025.
3. New Castle, PA
Situated at the confluence of the Shenango and Neshannock Rivers in western Pennsylvania, New Castle once served as the tin plate capital of the world. The city’s location near the Ohio border and equidistant from Pittsburgh, Erie, and Youngstown creates a strategic position for regional commerce. Current home values sit at $140,478, with a projected 1.8% increase pushing prices to $143,007 by 2025.
4. Indiana, PA
Known as the hometown of Jimmy Stewart and home to Indiana University of Pennsylvania, this borough serves as the county seat of Indiana County. Located in the foothills of the Allegheny Mountains, the town balances educational prominence with its position as the “Christmas Tree Capital of the World.” Housing values show stability at $185,957, with a 1.7% growth rate suggesting an increase to $189,118 in 2025.
5. Sayre, PA
Located in Bradford County along the New York border, Sayre forms part of the “Valley” communities straddling the state line. The borough’s railway heritage and modern medical center make it a key employment hub for the Northern Tier region. Current home values reach $176,397, with a 1.5% growth rate projecting to $179,043 by 2025.
6. Somerset, PA
Perched in the Laurel Highlands of southwestern Pennsylvania, Somerset combines outdoor recreation with transportation logistics. The town’s position at the crossroads of major highways and proximity to multiple ski resorts creates a diverse economic base. Property values currently stand at $194,492, with a 1.4% increase suggesting growth to $197,215 in 2025.
7. Chambersburg, PA
Situated in the fertile Cumberland Valley, Chambersburg serves as the county seat of Franklin County and a major distribution hub. The town’s location along Interstate 81 and proximity to both Gettysburg and Washington D.C. creates a strong logistical economy. Housing values reach $267,825, with a projected 1.3% growth pushing prices to $271,306 by 2025.
8. Lock Haven, PA
Nestled along the West Branch of the Susquehanna River, Lock Haven combines educational influence as home to Lock Haven University with outdoor recreation opportunities. The city’s position in the Bald Eagle Valley and rich lumber heritage shapes its character and economy. Current home values stand at $183,539, with a 1.1% growth rate projecting to $185,558 by 2025.
9. Williamsport, PA
Famous as the birthplace of Little League Baseball, Williamsport sits along the West Branch of the Susquehanna River in Lycoming County. The city’s position as a regional center for north-central Pennsylvania and its diverse manufacturing base drive its economy. Housing values currently reach $187,052, with a 0.9% growth rate suggesting an increase to $188,735 in 2025.
10. Meadville, PA
Home to Allegheny College, Meadville balances educational excellence with manufacturing heritage in northwestern Pennsylvania. The city’s position in the French Creek Valley and proximity to Erie provides a blend of small-town charm and regional connectivity. Current home values sit at $145,961, with a 0.8% increase projecting to $147,129 by 2025.
11. State College, PA
Home to Pennsylvania State University’s main campus, State College thrives as a knowledge-based economy in the heart of central Pennsylvania. The borough’s location in the Nittany Valley, surrounded by mountain ridges, creates a unique college-town environment consistently ranked among America’s best places to live. Property values lead the region at $386,398, with a 0.7% growth rate suggesting an increase to $389,103 by 2025.
12. Pittsburgh, PA
Situated at the confluence of three rivers, Pittsburgh has transformed from a steel-making capital to a leader in healthcare, technology, and education. The city’s dramatic topography of hills and valleys creates distinct neighborhoods while its position as western Pennsylvania’s economic hub drives regional growth. Housing values currently stand at $224,776, with a modest 0.6% growth rate projecting to $226,125 by 2025.
13. Sunbury, PA
Located at the confluence of the North and West branches of the Susquehanna River, Sunbury serves as the seat of Northumberland County. The city’s historic position as a transportation hub and its proximity to Bucknell University shapes its modern economy. Current home values reach $153,503, with a slight -0.1% adjustment suggesting a decrease to $153,349 in 2025.
14. Huntingdon, PA
Nestled in the Juniata River Valley, Huntingdon combines historic charm with the academic presence of Juniata College. The borough’s proximity to Raystown Lake and its position along the Main Line of the Pennsylvania Railroad shaped its development. Housing values currently stand at $181,028, with a -0.2% adjustment suggesting a slight decrease to $180,666 by 2025.
15. Selinsgrove, PA
Home to Susquehanna University, Selinsgrove sits along the Susquehanna River in Snyder County. The borough’s position in the fertile Penn’s Valley and proximity to major transportation routes creates a blend of agricultural and academic influences. Current home values reach $227,732, with a -0.5% adjustment suggesting a decrease to $226,593 in 2025.
16. Altoona, PA
Built by the Pennsylvania Railroad, Altoona sits at the foot of the Allegheny Mountains in Blair County. The city’s railroad heritage and position along Interstate 99 continues to influence its development as a transportation and retail hub. Property values currently stand at $131,848, with a -0.7% adjustment suggesting a decrease to $130,925 by 2025.
17. Bloomsburg, PA
As the only incorporated town in Pennsylvania, Bloomsburg combines its status as a college town with a strong industrial base along the Susquehanna River. The town’s position as the Columbia County seat and home to Bloomsburg University creates a diverse economy. Housing values currently reach $231,854, with a -0.9% adjustment suggesting a decrease to $229,768 by 2025.
18. DuBois, PA
Located in the hills of west-central Pennsylvania, DuBois serves as a commercial hub for Clearfield County. The city’s position at the intersection of major highways and its diverse manufacturing base shapes its economic character. Current home values stand at $157,033, with a significant -4.0% adjustment suggesting a decrease to $150,752 by 2025.
19. Johnstown, PA
Nestled in a valley at the confluence of three rivers, Johnstown carries a rich steel-making heritage and a history of resilience through multiple floods. The city’s position in the Laurel Highlands and its ongoing economic transformation efforts shape its modern identity. Housing values currently reach $99,589, with the region’s steepest projected decline of -4.8% suggesting a decrease to $94,808 by 2025.
