Living in Lancaster, PA: 10 Things to Know Before You Move (2025)

Thinking about moving to Lancaster, PA? This guide covers the essentials—how the city differs from the county and boroughs, what homes really cost, cost of living, property taxes, commuting, schools, lifestyle, weather, jobs, and your next steps. It’s written for buyers, sellers, and relocators who want a realistic, local view of Lancaster PA real estate.

1) City vs. County & the Boroughs

Lancaster County isn’t just Lancaster City. The county includes 60 municipalities—1 city, 18 boroughs, and 41 townships—each with its own vibe, property taxes, and school districts.

• Lancaster City: walkable, historic, vibrant downtown living.

• Boroughs (e.g., Lititz, Ephrata, Mount Joy, Manheim, Elizabethtown, Columbia): small-town charm with amenities.

• Surrounding townships: more suburban/rural feel, larger lots, and varied commute patterns.

How to start: List your must-haves (walkability, yard, schools, commute). Then shortlist municipalities and districts that match your lifestyle.

2) Housing Snapshot by Area (What Homes Really Cost)

Prices vary widely by ZIP code and school district. Recent medians (rounded for simplicity):

• Lancaster City: ~$280K

• 17601 (Manheim Twp / East Hempfield): ~$438K

• Lititz 17543: ~$510K

• Ephrata 17522: ~$313K

• Mount Joy 17552: ~$335K

Why the swing? School districts, lot size, age/condition (historic vs. newer), taxes, and neighborhood amenities all influence price and competition.

Tip: Pair area research with an actual monthly payment estimate (principal & interest + property taxes + insurance + HOA if applicable). I’ll help you run a clean, Lancaster-specific budget during a consult (CTA below).

3) Cost of Living (How Far Your Paycheck Goes)

Run your numbers with a reputable cost-of-living calculator (e.g., NerdWallet). Compare your current city (Philadelphia, NYC, DC, etc.) to Lancaster and plug in your actual salary to see differences in housing, groceries, and transportation. Then line those results up with real mortgage/tax estimates for your target neighborhoods.

4) Taxes 101 (Property, Local, State)

Property taxes here are a stack of county + municipality + school district millages, and they vary by address.

• Don’t guess: The same price point can carry very different tax bills across districts.

• Income tax: Pennsylvania’s flat state income tax is 3.07%. Many localities also levy an earned-income tax (EIT).

• Plan ahead: Get precise millage rates for your short-listed homes before you write an offer.

5) Commute & Connectivity (Train, Highways, Airports)

• Amtrak Keystone Service: Frequent trains from Lancaster (LNC) to Philadelphia, with through-service to NYC.

• Highways: US-30, PA-283, and US-222 connect the county to Lancaster City, Hershey, Harrisburg, York, and Reading.

• Airports: Harrisburg International (MDT) ~35–45 minutes; Philadelphia (PHL) ~1.5 hours (traffic dependent); Lancaster Airport (LNS) for regional flights.

Commuter tip: If rail to Philly/NYC matters, consider living near Lancaster Station (or along easy access to it).

6) Schools & Districts (Start Smart)

Many families choose district first, then the house. Use Pennsylvania’s Future Ready Index as a starting point, but always tour schools and talk to local parents. Rankings don’t capture culture, programs, or fit.

7) Everyday Lifestyle (Markets, Arts, First Fridays)

• Lancaster Central Market: Open Tue/Fri/Sat, 6am–3pm—iconic produce stands, coffee, baked goods, and local bites.

• First Friday: Downtown art crawl the first Friday each month—galleries, music, pop-ups, extended shop hours.

• Fulton Theatre: Historic, Broadway-caliber productions anchoring a strong local arts scene.

Weekends might look like: Market → brunch on Queen/Prince → art crawl → a Fulton show—or a township trail walk and farm stand hop.

8) Weather & Seasons (Pack Layers)

Lancaster experiences four true seasons: warm, humid summers; crisp fall; cold winters with occasional snow; and mild springs. If you’re moving from a coastal climate, plan for winter gear and reliable AC/dehumidification in summer.

9) Job Market & Healthcare (Who’s Hiring, Who’s Caring)

Local economy strengths include healthcare, manufacturing, education, and hospitality. Penn Medicine Lancaster General Health serves as a regional hub (with Level I trauma services in the city), and there’s a robust ecosystem of small businesses and trades across the county.

10) Try Before You Buy + Next Steps

1. Visit on a First Friday and wander Central Market to feel the day-to-day.

2. Tour 2–3 boroughs/townships that match your lifestyle and budget.

3. Run an honest budget (COL calculator + mortgage/tax estimates for specific addresses).

4. Get hyper-local guidance so your criteria match the right street, not just the right ZIP.

Helpful local guides (from my site):

• Living in Lancaster Guide (Download): https://albertlinsdell.com/living-in-lancaster

• Top 5 Neighborhoods for First-Time Buyers (2025): https://albertlinsdell.com/post/top-5-neighborhoods-in-lancaster-for-first-time-buyers-2025

• PA Homebuyer Grants & Assistance (2025): https://albertlinsdell.com/post/pennsylvania-homebuyer-grant-assistance-programs-lancaster-pa-2025

• Pros, Cons & Cost of Living: https://albertlinsdell.com/post/moving-to-lancaster-pa-pros-cons-cost-of-living--best-places-to-live

Quick FAQ

Is Lancaster City safe?
Like any urban core, safety varies block-to-block. We’ll review comps, lighting/parking, and neighborhood dynamics when touring.

Which areas are best for commuting to Philadelphia?
Close to Lancaster Amtrak Station or with easy access to it; many buyers like Manheim Township and East Hempfield for balance of commute + amenities.

What home styles are common?
City: brick rowhomes, 1900–1930s twins, renovated lofts.
Boroughs/townships: Cape Cods, colonials, split-levels, and new-build subdivisions.

How competitive is the market?
Well-priced homes still move quickly. Terms (inspection/timing/credits) often matter as much as price.

Final Call to Action

Relocating to Lancaster? I’ll help you match the right neighborhood, monthly payment, and game plan—without wasting weekends.
👉 Book a free Move Consult