East Cocalico Township, PA: A Local Agent's Guide to Homes, Schools & Villages

Stock photo via Pexels. Generic Pennsylvania countryside, not a specific East Cocalico property.

By Mike Gordon Jr., second-generation REALTOR®, Berkshire Hathaway HomeServices Homesale Realty

East Cocalico Township is the part of northern Lancaster County where Reamstown, Stevens, Swartzville and Frysville meet, and it is one of the most searched local names I get asked about. People usually want to know the same things: what it is, where it sits, what homes cost, and which schools they'd be zoned for. I grew up working this part of the county alongside my family, and here is the plain-English version.

What is East Cocalico Township, PA?

East Cocalico Township is a township in northeastern Lancaster County, Pennsylvania, about 20.6 square miles in size. It was formed in 1838 when the original Cocalico Township was divided. The 2020 Census counted 10,808 residents, and the Census Bureau's 2024 American Community Survey 5-year estimate puts the population at about 10,949.

It is a township, not a town. It contains several communities, including Reamstown, Swartzville, Frysville, and part of Stevens. Because those places have their own names and mailing addresses, buyers often don't realize they are all searching the same township.

Where is East Cocalico Township located?

It sits in the northeast corner of Lancaster County, roughly between Lancaster and Reading, near Ephrata and next to Denver. The area has historically been tied to the old routes between those two cities. Cocalico Creek, which gives the area its name, runs through this part of the county. Many of the farms that settled here in the early 1720s are still part of the landscape.

Mailing addresses are the part that trips people up. Homes in the township can carry a Reamstown, Stevens, Denver or Ephrata address, so always confirm the township and school district by the parcel, not by the town name on the envelope.

Is East Cocalico Township a good place to live?

For a lot of buyers, yes. You get open space, small-town communities, and a short drive to both Lancaster and Reading without paying for a spot in Lititz. As of the 2024 ACS 5-year estimates, the median household income was about $96,875 and the median age was about 39. The mean commute to work was about 20.6 minutes.

The tradeoff is that this is a rural-suburban area. You will drive to most errands, public transit is limited, and some stretches are farm country with the smells and slow tractors that come with it. For most of my buyers that is exactly the point.

What do homes cost in East Cocalico Township?

As of the 2024 ACS 5-year estimate, the median value of an owner-occupied home in the township was about $306,900. That is a survey figure for all owner-occupied homes, not what a house costs on the market today. Current list prices tend to run higher than that, especially for newer construction, and inventory is thin, so a good home can go under contract quickly. For a price on a specific home, call me and I will pull live MLS numbers for the exact street you are looking at.

What schools serve East Cocalico Township?

The township is part of the Cocalico School District, which operates five schools: Adamstown Elementary, Denver Elementary, Reamstown Elementary, Cocalico Middle School and Cocalico Senior High School. The district also serves Adamstown Borough, Denver Borough and West Cocalico Township. Which elementary school a home feeds into depends on the address, so verify it with the district before you write an offer. I keep a full breakdown in my Cocalico School District market update.

Which village is right for you?

Reamstown is the historic village at the center of the township, with an old-Lancaster feel and a community park. My full guide is here: Living in Reamstown, PA. It also covers neighborhoods like Reamstown Heights.

Stevens is the quiet corner on the eastern side, including the East Cocalico Heights neighborhood. Read Living in Stevens, PA for the details.

If you want a walkable downtown feel with newer subdivisions nearby, look just next door at Denver. My Denver homes and neighborhoods guide covers it, and I wrote about my own neighborhood in Living in Reinholds, PA.

Tips for buying in East Cocalico Township

Confirm the school district and township by parcel, not by mailing address. Ask about well and septic versus public water and sewer, because both exist across the area. Check the flood map near Cocalico Creek and its tributaries. And get pre-approved before you tour, since good homes here do not sit long.

FAQ: East Cocalico Township, PA

What towns are in East Cocalico Township? The township includes Reamstown, Swartzville, Frysville and part of Stevens, among other small communities.

What school district is East Cocalico Township in? The Cocalico School District, which also covers Adamstown, Denver and West Cocalico Township.

What county is East Cocalico Township in? Lancaster County, Pennsylvania.

Is East Cocalico Township the same as Denver, PA? No. Denver is a separate borough next door. They share the Cocalico School District, which is why the two markets are so often searched together.

How many people live in East Cocalico Township? The 2020 Census counted 10,808 residents, and the 2024 ACS 5-year estimate is about 10,949.

How do I find homes for sale in East Cocalico Township? Call or text me and I will set up a custom search by township and school district, so you see every address regardless of the town name on it.

Thinking about East Cocalico Township?

Whether you are relocating or moving up from somewhere else in Lancaster County, I'm happy to walk you through the area. Mike Gordon Jr., Berkshire Hathaway HomeServices Homesale Realty, 717-475-5824, thegordon.group.

Sources: U.S. Census Bureau 2020 Census and 2024 ACS 5-year estimates (via Census Reporter); Wikipedia (township history); Cocalico School District school list. Data as of October 2026. Information deemed reliable but not guaranteed.