RANK #161 / 1001 NAT · #8 / 44 PA · POP 166,324
1YR FORECAST: +2.3%
5YR OUTLOOK: +34%
Beaver County, Pennsylvania, distinguishes itself with the charming borough of Beaver, its county seat, known for walkable streets, local shops, and historic architecture. Located northwest of Pittsburgh, the county offers a suburban feel with access to city amenities, typically within a 30-40 minute drive. The Ohio River, a prominent feature, flows through the county, providing scenic views and opportunities for water activities. Outdoor recreation is readily available, with numerous parks like Brady's Run Park and Raccoon Creek State Park offering extensive trails for hiking and biking, fishing, boating, and even an ice arena.
Life in Beaver County often appeals to families and retirees seeking a close-knit community atmosphere. Public schools in the county are generally well-regarded. Commute options include the Beaver County Transit Authority, which provides routes within the county and connections to Pittsburgh. The economy, historically tied to heavy industry, has seen shifts. While some areas still show remnants of former industrial activity, there is ongoing investment in sectors such as advanced manufacturing, distribution, and data centers. Efforts are also underway to support small businesses and revitalize downtown areas.
Beaver County's data profile doesn't fit any single market profile cleanly — its housing, labor, and demographic signals pull in different directions (home prices +5.2% YoY, population -0.4%, wages +3.5%). About 414 U.S. counties show this kind of mixed-signal pattern.
See all 414 Idiosyncratic Markets counties →Overvalued relative to economy
Moderate climate & terrain
Below national median (15x)
Housing looks overvalued at 10.8x — home prices are high relative to local economic output. The typical U.S. county is 4–6x.
Estimated local headcount ranges. Larger employers shown as floor + "+"; smaller employers show exact counts where reported.
Bars show trailing 12-month growth. The dashed Forecast bars are the model's next-12-month projection; the whisker marks the ±1% range (cooling–accelerating).
Source: Redfin · Census BPS — Browse sales on Redfin →
Source: CDC/NCHS vital statistics via County Health Rankings (2020–2022 avg). Rates per 100,000 population. Grade based on homicide rate relative to national average (~6.3). Learn more →
Source: EPA Air Quality System (2021–2023). Grade based on 3-year average median AQI. Learn about AQI →
| PROJECT | AMOUNT | STATUS |
|---|---|---|
|
Project Phoenix Data Center Campus
Aligned Data Centers
|
$10,000M | Proposed |
|
Bruce Mansfield Plant Conversion to Natural Gas & Data Center Site
Frontier Group of Cos.
|
$3,200M | Under Construction |
|
Beaver Valley Nuclear Power Station Uprates
Vistra (partnering with Meta)
|
$433M | Planned |
|
Hoytdale 138 kV Battery Storage Project
Unknown
|
$150M | Planned |
|
BE Pine Solar Facility
Four Twelve Renewables
|
$66M | Operating |
|
Turnpike Distribution Center
Unknown
|
$50M | Operating |
Source: public records, news, corporate announcements. Amounts are estimates where noted.
Bars show percentile rank among all 1001 counties.
Beaver County ranks #161 out of 1001 U.S. counties on the Boom Town Index with a score of 84/100, placing it in the top tier nationally. Median household income is $71,089 and the underlying growth metrics (housing, migration, income) hold up against peer counties.
By national standards, Beaver County is quite affordable. Homes here have a median value of $190,900, and the income-to-home-value ratio of 0.37 is well above the U.S. average — especially with median rent at just $890/month. Residents can generally buy a home without being cost-burdened.
Population and employment in Beaver County are both close to flat — population -0.4% YoY and jobs +0.1%. Home values shifted +5.2% over the past 12 months. A steady-state county, neither expanding quickly nor shrinking.
There's a moderate stream of newcomers. About 2.66% of residents moved from another state, which is above average and suggests Beaver County has appeal as a relocation destination — though it's not among the highest-inflow counties nationally.
Home values climbed +5.2% year-over-year, which is a solid pace of appreciation. The median home in Beaver County is now valued at $190,900. That kind of growth typically reflects sustained demand rather than speculative frenzy.