Moving to Lancaster, PA: A Complete Local Agent's Guide for 2026

Stock photo via Pexels. Generic Pennsylvania countryside, not a specific Lancaster County property.

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

If you are thinking about moving to Lancaster, PA, you are probably asking one of two things: what is it actually like, and what will it cost me? I grew up working this market alongside my family, and I still live and sell here. This guide covers the county as a whole, not just the city, because most people who say "Lancaster" end up buying in a township or borough around it.

Is Lancaster PA a good place to move to?

For most people, yes. Lancaster County pairs a real city with farmland, small boroughs and a strong local food scene, all within roughly an hour of Philadelphia and Harrisburg. The tradeoff is competition: homes here sell fast, and the best-priced ones rarely sit. I wrote a longer, honest take on this in Is Lancaster PA a Good Place to Live?

What do homes cost in Lancaster County right now?

As of August 2026, the Lancaster County Association of REALTORS® reported a median sold price of $385,000, up 5.5% from $365,000 a year earlier. There were 502 closed sales, 685 active listings, an average of 19 days on market, and homes sold at about 103.8% of original list price. In plain English: inventory is better than it was, but well-priced homes still draw multiple offers. Prices vary a lot by town, so a number for "Lancaster" can mislead you. Always look at the specific borough or township you are considering.

Which part of Lancaster County should I live in?

The county is not one place. Here is how I describe the main areas to relocating buyers:

• Lancaster city and nearby suburbs: The city had 58,039 residents in the 2020 census. It has Central Market, Franklin & Marshall College, the Fulton Theatre, a walkable downtown and the most dining and nightlife in the county.
• Northern Lancaster County: Lititz, Ephrata, Akron, Manheim and the Cocalico area offer small-town centers, farmland and a quieter pace. See my guides to East Cocalico Township and Clay Township.
• Eastern and southern Lancaster County: Amish-country towns such as New Holland, Gap and Quarryville. Here is my take on living in Gap.
• Western Lancaster County: Columbia, Mount Joy and Elizabethtown, with easy access to Harrisburg and Hershey.

How do property taxes work, and what is the 2027 reassessment?

This is the question I most want relocating buyers to understand. Lancaster County is completing a countywide reassessment, and the new assessed values take effect for the 2027 tax year. County and municipal millage rates for 2027 are expected to be set in December 2026, and school district rates in June 2027. Pennsylvania requires taxing bodies to lower their millage rates when assessments rise, so a higher assessment does not automatically mean a higher bill. Your individual result depends on whether your property's assessment rose more or less than the county average. Do not assume the seller's current tax bill is yours. Ask me to walk through the new assessed value for any home you are considering. You can also look up assessments by address at co.lancaster.pa.us.

How is the commute from Lancaster to Philadelphia or Harrisburg?

Lancaster sits about 55 miles west of Philadelphia's 30th Street Station and about 49 miles east of Harrisburg. Amtrak's Keystone Service stops at Lancaster station between New York and Harrisburg, and the Pennsylvanian runs once a day each way between New York and Pittsburgh. Many people work remotely, hybrid or locally, so check your actual commute by car at rush hour before you commit to a town.

What should I know before I make an offer?

Get preapproved first, because sellers here notice. Be ready to move quickly on a good home, but do not skip the inspection. Older farmhouses and row homes are part of the charm, and they can also hide surprises. Ask about well and septic versus public water and sewer, since many rural properties use private systems. Finally, expect the school district to matter: your address, not your town name, decides which district you are in.

Frequently Asked Questions

Is Lancaster PA expensive to live in? It depends on the town. As of August 2026 the county median sold price was $385,000, which is well below many Philadelphia-area suburbs but higher than it was a year ago.

Is it hard to buy a house in Lancaster County? It is competitive. Average days on market were 19 in August 2026, and homes sold above original list price on average, so preparation matters.

Will my taxes go up after the reassessment? Not necessarily. Millage rates are expected to drop to offset higher assessments, but individual bills will vary. Final rates are not set until December 2026 and June 2027.

Can I live in Lancaster County and commute to Philadelphia? Some people do, using Amtrak's Keystone Service or driving, but test the commute at the times you would actually travel.

Do I need a local agent to relocate? You do not need one, but local knowledge on neighborhoods, school boundaries and taxes saves a lot of guesswork.

Thinking about a move to Lancaster County?

I would be glad to help you narrow down towns and walk through the numbers. Reach out any time.

Mike Gordon Jr.
Berkshire Hathaway HomeServices Homesale Realty
717-475-5824
www.thegordon.group