Living in Leola, PA: A Local Agent's Guide to Upper Leacock Township's Main Street Village

Leola, PA is a Route 23 village in Upper Leacock Township served by the Conestoga Valley School District, and it's bigger than most people expect: the 2020 U.S. Census counted 7,465 residents in the Leola census-designated place. It sits about 8 miles east of Lancaster city and about 5 miles west of New Holland, which is exactly why so many of my buyers end up here.

I'm Mike Gordon Jr., a second-generation Lancaster County agent, and Leola is one of those places people drive through on New Holland Pike without realizing how much town is tucked behind the storefronts. Here's what living in Leola is actually like.

Where is Leola, PA?

Leola is in eastern Lancaster County, mostly in Upper Leacock Township, with a southern corner reaching into West Earl Township. PA Route 23 (New Holland Pike, which becomes Main Street through town) runs its full length, connecting Lancaster to the west and New Holland to the east. The mailing address is ZIP code 17540.

Locals will also tell you Leola is really a string of villages. Leacock sits on the west end, Bareville on the east, and Groffdale out past that. Until 2010 the Census Bureau even called the whole area the "Leacock-Leola-Bareville" CDP. Fun fact: the town was originally named Mechanicsburg, and "Leola" is a blend of Leacock and Glenola, a train station that once served the town.

What school district is Leola, PA in?

Leola is in the Conestoga Valley School District, which serves Upper Leacock, East Lampeter, and West Earl townships. Leola Elementary School (K-6) is right in town, and older students attend Conestoga Valley Middle School and Conestoga Valley High School on Horseshoe Road. As always, confirm the assigned school for a specific address with the district before you buy. Boundaries are set by the district, not by the town name on your mail.

Is Leola, PA a good place to live?

For a lot of people, yes. Leola gives you a real Main Street, a community park, and farmland in every direction, while keeping Lancaster city a straight shot about 8 miles down Route 23. It suits buyers who want small-town quiet without giving up quick access to Lancaster's jobs, shopping, and hospitals.

The honest trade-off: Route 23 is the main artery, and it gets busy at rush hour and on summer weekends when visitors head toward the eastern county. If you need to be on the road daily, take a test drive at your actual commute time before you fall in love with a house.

Things to do in Leola

• Leola Produce Auction. Lancaster County Magazine called it the first auction house of its kind in Pennsylvania. It runs March through November, and the offerings follow the seasons, from spring flowers to October pumpkins and gourds to November wreaths and greens. Garden centers, farm markets, and restaurants from across the Mid-Atlantic buy here, which tells you something about the quality of what's grown around Leola.
• Leola Community Park & Pool. At 23 E. Main Street, the park has a pool, playground, pavilion, tennis and basketball courts, sports fields, and trails. On a July afternoon it's basically the town's backyard.
• The Inn at Leola Village. A boutique hotel on Deborah Drive, built on a former Amish tobacco farm, and home to Osteria Avanti, an Italian-inspired restaurant. It's a popular special-occasion and wedding spot, and a nice place to send visiting in-laws.
• Gracie's on West Main. A local restaurant at 264 W. Main Street, right on the Route 23 corridor through town.
• Mascot Roller Mills and Pinetown Covered Bridge. Both are in Upper Leacock Township and listed on the National Register of Historic Places, great for an easy weekend drive with the kids or a camera.

And of course, you're a short drive from everything else in eastern Lancaster County, including New Holland, Bird-in-Hand, and Intercourse.

What do homes cost in Leola and Lancaster County?

Leola's housing is a mix: older homes along Main Street, mid-century and newer single-family neighborhoods off the main road, townhomes, and farmettes and country properties on the edges of the township. Prices vary widely by property type, so I'd rather pull current Leola comps for you than throw out a number that doesn't fit your search.

For a county-level benchmark: according to the Lancaster County Association of REALTORS® report released October 12, 2026 (Bright MLS data), Lancaster County's September 2026 median sold price was $370,000, up 4.2% from a year earlier. Homes sold in an average of 20 days at 103.1% of original list price, while active listings rose 17.3% to 779. In plain English: still a seller's market, but buyers have more to choose from than they did a year ago. I break that report down in my September 2026 Lancaster County housing market update.

One more budgeting note: every property in the county gets a new assessed value with the 2027 reassessment, so the tax figure on a listing today may not match your future bill. Here's my guide to Lancaster County property tax and the 2027 reassessment.

Leola vs. nearby towns

If you like Leola, you'll probably want to look at its neighbors too. Brownstown, a short drive away in West Earl Township, shares the Conestoga Valley School District and has a similar crossroads-village feel; see my Living in Brownstown, PA guide. Head east on Route 23 and you're in New Holland and the ELANCO School District, which I covered in what $300K, $400K and $500K buy in the ELANCO School District.

Frequently Asked Questions About Living in Leola, PA

What county is Leola, PA in?
Leola is in Lancaster County, Pennsylvania, mostly within Upper Leacock Township, with a small part in West Earl Township.

How far is Leola from Lancaster?
About 8 miles east of Lancaster city via Route 23 (New Holland Pike). New Holland is about 5 miles further east.

What is the population of Leola, PA?
The 2020 U.S. Census counted 7,465 people in the Leola census-designated place. Upper Leacock Township as a whole had 8,949 residents.

What school district serves Leola?
The Conestoga Valley School District. Leola Elementary School is in town; middle and high school students attend Conestoga Valley Middle and High School on Horseshoe Road. Always verify the assigned school for a specific address with the district.

Is the Leola Produce Auction open all year?
No. According to Lancaster County Magazine, it runs March through November, with seasonal offerings that change through the year.

What ZIP code is Leola, PA?
17540.

Written by Mike Gordon Jr., REALTOR® with Berkshire Hathaway HomeServices Homesale Realty in Ephrata, PA, a second-generation Lancaster County agent. Population figures: 2020 U.S. Census. Market figures: Lancaster County Association of REALTORS® September 2026 report (released October 12, 2026), based on Bright MLS data. This article is general information, not legal, tax, or financial advice.

Thinking about a move to Leola or anywhere in the Conestoga Valley? Call or text Mike Gordon Jr., Berkshire Hathaway HomeServices Homesale Realty, at 717-475-5824, or visit https://www.thegordon.group. I'll pull current Leola comps and tell you what I'd actually do in your shoes.