Appreciation Velocity — Pennsylvania Cities
Cities of Pennsylvania ranked by 1Y / 3Y / 5Y home-price appreciation.
Public Record
Top 10 — 5Y appreciation (Countys)
#1 · Luzerne, PA
+230.3%
#2 · Adams, PA
+229.2%
#3 · Centre, PA
+162.7%
#4 · Warren, PA
+144.8%
#5 · Columbia, PA
+121.6%
#6 · Butler, PA
+118.1%
#7 · Tioga, PA
+111.8%
#8 · Lawrence, PA
+108.5%
#9 · Philadelphia, PA
+106.4%
#10 · Washington, PA
+101.4%
County ranking — 5Y appreciation (highest first)
| # | County | State | 1Y | 3Y | 5Y | 10Y | Current median |
|---|---|---|---|---|---|---|---|
| 1 | Luzerne, PA | PA | +79.5% | +161.7% | +230.3% | +304.3% | $481.7K |
| 2 | Adams, PA | PA | +88.4% | +115.2% | +229.2% | +307.2% | $643.7K |
| 3 | Centre, PA | PA | +186.3% | +191.8% | +162.7% | +301.7% | $841.1K |
| 4 | Warren, PA | PA | +15.3% | +20.6% | +144.8% | +180.2% | $252.4K |
| 5 | Columbia, PA | PA | +71.3% | +147.7% | +121.6% | +244.8% | $462.7K |
| 6 | Butler, PA | PA | +47.7% | +32.0% | +118.1% | +146.0% | $619.4K |
| 7 | Tioga, PA | PA | +87.9% | +78.8% | +111.8% | +114.0% | $353.4K |
| 8 | Lawrence, PA | PA | -4.9% | +126.5% | +108.5% | +83.5% | $217.3K |
| 9 | Philadelphia, PA | PA | +20.0% | +38.0% | +106.4% | +79.4% | $441.5K |
| 10 | Washington, PA | PA | +45.2% | +40.7% | +101.4% | +145.3% | $518.3K |
| 11 | Perry, PA | PA | +26.4% | +76.8% | +100.0% | +80.5% | $302.7K |
| 12 | Crawford, PA | PA | +94.2% | +117.2% | +96.1% | +174.5% | $301.6K |
| 13 | McKean, PA | PA | -0.1% | +31.4% | +85.0% | +47.0% | $152K |
| 14 | Northampton, PA | PA | +8.9% | +42.7% | +84.1% | +140.9% | $498.9K |
| 15 | Chester, PA | PA | +35.4% | -11.2% | +80.8% | +178.3% | $940.8K |
| 16 | Clearfield, PA | PA | +3.9% | +26.3% | +71.0% | +135.6% | $217.1K |
| 17 | Carbon, PA | PA | +19.5% | +37.4% | +67.3% | +112.8% | $332.6K |
| 18 | Monroe, PA | PA | +1.4% | +32.3% | +66.0% | +147.0% | $357.6K |
| 19 | Franklin, PA | PA | +7.7% | +41.6% | +65.5% | +122.1% | $328.2K |
| 20 | Bucks, PA | PA | +4.8% | +43.0% | +65.0% | +98.8% | $710.1K |
| 21 | Pike, PA | PA | +11.9% | +36.4% | +63.6% | +118.7% | $332.4K |
| 22 | Lancaster, PA | PA | -9.8% | +25.3% | +60.0% | +132.8% | $410.7K |
| 23 | Schuylkill, PA | PA | -1.8% | +44.3% | +55.0% | +143.9% | $181.4K |
| 24 | Allegheny, PA | PA | +18.1% | +21.3% | +53.4% | +78.5% | $344K |
| 25 | Armstrong, PA | PA | -16.0% | +60.2% | +51.0% | +80.2% | $193.8K |
| 26 | Clarion, PA | PA | +80.3% | +4.5% | +48.4% | +237.9% | $267.9K |
| 27 | Berks, PA | PA | -8.1% | -2.6% | +46.0% | +75.2% | $284.9K |
| 28 | Lycoming, PA | PA | +42.8% | -12.0% | +45.7% | +87.5% | $244.6K |
| 29 | Lackawanna, PA | PA | -4.9% | +4.8% | +45.7% | +74.1% | $238.1K |
| 30 | Mercer, PA | PA | -41.3% | +62.2% | +43.9% | +56.8% | $223.3K |
| 31 | Lebanon, PA | PA | -0.3% | +41.9% | +41.9% | +83.0% | $291.7K |
| 32 | Wayne, PA | PA | -17.6% | +3.1% | +41.0% | +80.2% | $299.4K |
| 33 | Lehigh, PA | PA | +11.3% | +19.5% | +40.7% | +114.5% | $440K |
| 34 | Fayette, PA | PA | -28.9% | +8.0% | +39.3% | +21.3% | $172.1K |
| 35 | Erie, PA | PA | +8.4% | -64.3% | +35.6% | +73.1% | $260.9K |
| 36 | Blair, PA | PA | -0.8% | +42.1% | +35.1% | +36.1% | $190.1K |
| 37 | Beaver, PA | PA | -22.1% | +34.5% | +33.3% | +27.6% | $206.6K |
| 38 | Northumberland, PA | PA | +8.9% | +46.1% | +26.7% | +106.8% | $187.2K |
| 39 | Delaware, PA | PA | -26.5% | +12.8% | +22.1% | +63.7% | $403K |
| 40 | Clinton, PA | PA | +25.2% | +3.0% | +19.3% | +82.9% | $233.2K |
| 41 | Montgomery, PA | PA | -17.0% | -9.2% | +15.4% | +46.1% | $482.9K |
| 42 | Indiana, PA | PA | +49.0% | -10.7% | +14.0% | +75.1% | $174K |
| 43 | Bedford, PA | PA | -20.0% | +10.9% | +11.7% | +82.3% | $223.6K |
| 44 | Union, PA | PA | -39.0% | -1.3% | +11.5% | +67.5% | $318K |
| 45 | Jefferson, PA | PA | -1.1% | -65.6% | -2.5% | +23.7% | $162.3K |
| 46 | Cumberland, PA | PA | -26.2% | -27.0% | -5.3% | +41.6% | $277.7K |
| 47 | Dauphin, PA | PA | -38.4% | -26.0% | -6.7% | +13.0% | $173.6K |
| 48 | Juniata, PA | PA | -10.9% | +65.1% | -8.6% | +18.2% | $198.2K |
| 49 | York, PA | PA | +0.1% | -1.4% | -8.6% | +68.7% | $305.2K |
| 50 | Snyder, PA | PA | -13.2% | +39.8% | -13.3% | +10.9% | $203.3K |
| 51 | Montour, PA | PA | -6.9% | -5.7% | -14.2% | +93.7% | $272.3K |
| 52 | Forest, PA | PA | -62.9% | +89.5% | -25.5% | +126.8% | $99.5K |
| 53 | Bradford, PA | PA | -31.9% | -28.6% | -35.1% | -3.8% | $137K |
| 54 | Venango, PA | PA | -49.1% | -39.8% | -36.4% | +33.3% | $106.1K |
| 55 | Huntingdon, PA | PA | -65.1% | -1.7% | -46.9% | -21.3% | $107.4K |
| 56 | Westmoreland, PA | PA | -65.9% | -58.7% | -54.5% | -44.6% | $83.6K |
| 57 | Potter, PA | PA | -61.4% | -76.9% | -61.6% | -29.4% | $85K |
How to read these numbers
Velocity vs. level
A market with 25% one-year appreciation is moving fast — but a market with steady 6% over ten years has compounded much further. Use 10Y as the long-run signal, 1Y as the momentum signal.
Mean-reversion risk
Markets that posted huge 1Y and 3Y gains often cool over the next cycle. Compare 1Y to 5Y: if 1Y is far above 5Y, the trend is accelerating; if far below, it is decelerating — often the more important signal.
Sample sanity
We require a minimum current median price (default $50K) to filter out tiny ZIPs with noisy data. Raise that threshold for serious investment markets; lower it to find emerging niches. Source: public record.