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York County, PA

RANK #181 / 996  ·  POP 457,051  ·  PA

PROJECTED GROWTH: +2.2%

York County ranks among the top U.S. counties across nearly every economic indicator.

[01] Why York County?

York County, Pennsylvania, often evokes images of its rich history and agricultural roots, but locals frequently highlight its unique blend of rural charm and suburban convenience. Located in South Central Pennsylvania, it sits about an hour's drive from Baltimore and roughly two hours from Philadelphia, making commutes to larger cities feasible via Interstate 83 or the Pennsylvania Turnpike. The county offers diverse scenery, from rolling hills dotted with farms to picturesque river views along the Susquehanna. Outdoor recreation is a significant draw, with numerous county and state parks like Codorus State Park and Gifford Pinchot State Park providing opportunities for hiking, biking, boating, and camping.

Life in York County offers a balance, attracting families, commuters, and retirees alike. The public schools are generally well-regarded, with districts like York Suburban, Central York, and Dallastown Area receiving positive recognition. While public transportation options like rabbittransit exist, many residents rely on cars for commuting. The economy, historically strong in manufacturing, is evolving with recent investments in sectors such as advanced manufacturing, technology, and distribution. This economic shift, alongside a lower cost of living compared to major metropolitan areas, contributes to the county's appeal for those seeking a blend of community and opportunity.

[02] Market Snapshot

Housing Ratio
4.6x

Below national median (4.7x)

GDP Growth
+1.4%

Below national median

Home Prices
+3.8%

Outpacing national median

Climate & Terrain
-0.6

Below-average climate & terrain

Price/Rent
14x

Above national median (13x)

Housing is fairly valued at 4.6x relative to local economic output. The typical U.S. county is 4–6x.

[03] Signal Profile

[04] Home Value Growth vs National

York County U.S. National

The Numbers

DEMOGRAPHICS
Population
457,051
+0.54% YoY
Median Household Income
$79,183
Median Home Value
$220,700
+3.83% 12mo
Median Rent
$1,094
Average Annual Pay
$62,427
+4.5% YoY
Employment
182,614
+0.4% YoY
Income-to-Home-Value
0.3588
More affordable than average
Migration Inflow
1.95%
of pop. from another state

Market Activity

REAL ESTATE
Median Sale Price
$289,900
Days on Market
33
Active market
Months of Supply
1.6
Seller's market
Sale-to-List Ratio
99.3%
Near asking price
Sold Above List
30.9%
Listings w/ Price Drops
26.4%
Building Permits (2024)
1,335
Single-Family Permits
952

Source: Redfin · Census BPS — Browse sales on Redfin →

[05] Capital Investment

$8,077M
TOTAL
PROJECT AMOUNT STATUS
York Energy Center Data Center (Peach Bottom Township)
Energy Capital Partners (ECP) / Calpine Corporation
$5,000M Proposed
York Energy Storage Project (Pumped Hydroelectric)
York Energy Storage LLC
$2,300M Proposed
Fairview Township Data Center
Elysian Partners
$500M Proposed
MPG Solar Project
Unknown
$162M Planned
Peach Bottom Atomic Power Station License Extension & Upgrades
Exelon Generation
$90M Operating
Codorus Greenway Phase
Unknown
$25M Planned

Source: public records, news, corporate announcements. Amounts are estimates where noted.

[06] Score Breakdown

GDP Growth +1.4% 25 percentile
Population Growth +0.5% 54 percentile
Income Growth +9.2% 66 percentile
Vacancy Rate 0.6% 88 percentile
Home Price Change +3.8% 81 percentile
Rent Growth +4.4% 72 percentile
Price/Rent 14x 48 percentile

Bars show percentile rank among all 996 counties.

[07] Frequently Asked Questions

Is York County, PA a good place to move to?

York County has a Boom Town Index score of 82/100, ranking #181 among 996 U.S. counties. With job growth at +0.4% and a median household income of $79,183, it's an above-average county on economic indicators.

Is York County affordable?

The median home value in York County is $220,700 with median rent at $1,094/month. The income-to-home-value ratio is 0.3588, which is more affordable than the national average.

Is York County growing or shrinking?

Population growth: +0.5% year-over-year. Job growth: +0.4%. Home values changed +3.8% in the past 12 months.

[08] Similar Metros

Erie County, PA 92 Kenosha County, WI 92 DuPage County, IL 92 Cass County, MI 92 Geauga County, OH 92 Champaign County, IL 92 Saratoga County, NY 92 Genesee County, MI 92