Top 10 Best Towns to Live in Pennsylvania in 2027

1. Wayne

Wayne ranks first because it delivers the most complete package of elite schools, safety, walkability, and rail access to Philadelphia. The median home price sits near $740,000, with access to top-ranked Radnor and Tredyffrin-Easttown school districts. Crime is very low, and the walkable Lancaster Avenue downtown is a genuine asset. SEPTA's Paoli/Thorndale line reaches Center City in roughly 30–35 minutes.

Wayne is for households that can afford the Main Line premium and will use the rail commute five days a week. It trades away space and affordability for convenience and school ratings. Compared to Radnor directly above it in price, Wayne offers a more concentrated downtown rather than township-wide green space. Buyers must verify their specific school district assignment, as Wayne addresses fall in either Radnor or Tredyffrin-Easttown.

2. Radnor Township

Radnor Township ranks second due to its top-tier schools and very low crime, with a median home price around $760,000. The Radnor Township School District consistently rates at or near the top of Pennsylvania on GreatSchools and Niche. SEPTA regional rail provides a 30–35 minute commute to Center City. The township offers more green space than neighboring Wayne, with Villanova University nearby.

Radnor is for buyers who prioritize school quality and a larger-lot suburban feel over a compact downtown. It trades away the concentrated walkability of Wayne's Lancaster Avenue for township-wide open space. Compared to Wayne, Radnor costs slightly more and requires more driving between destinations. The reinforcing loop of property taxes, school funding, and home values is fully capitalized into the entry price.

3. Newtown

Newtown ranks third for its excellent Council Rock schools and genuine walkable borough downtown, with a median home price near $620,000. The borough itself is small at around 2,200 people, but Newtown Township provides practical inventory. It is genuinely close to Princeton, making it a two-market town. Commute to Philadelphia runs 45–60 minutes by car.

Newtown is for households that want top school ratings without the Main Line price tag, accepting a longer commute. It trades away rail access and a shorter drive for roughly $120,000–$200,000 in purchase price savings. Compared to Doylestown below it, Newtown is pricier but closer to Philadelphia and Princeton. The pre-1940 housing stock carries real maintenance costs, so budget 1–2% of home value annually.

4. Doylestown

Doylestown ranks fourth, offering Central Bucks schools and a walkable downtown at a median home price around $560,000. The borough has about 8,500 residents and a genuine small-town feel. SEPTA regional rail terminates here, with about an hour trip to Center City. Crime is low and the community is well-established.

Doylestown is for hybrid commuters who can tolerate an hour-long train ride two or three days a week. It trades away the 30-minute rail commute of the Main Line for a $180,000 lower entry price. Compared to Newtown above it, Doylestown is slightly cheaper but adds commute time. The trade-off works well for remote workers, but becomes punishing at a five-day-a-week schedule.

5. Sewickley

Sewickley ranks fifth as the Pittsburgh-side premium pick, with a median home price around $520,000 and Quaker Valley schools. The walkable Beaver Street downtown is a genuine asset, and the borough has about 3,800 residents. Commute to downtown Pittsburgh runs 20–25 minutes by car along the Ohio River. Crime is low and the community is tight-knit.

Sewickley is for Pittsburgh commuters who want a walkable, charming borough without the Main Line price. It trades away in-borough employment — almost no large employers exist here, so the whole thesis rests on Pittsburgh's job market. Compared to Mount Lebanon below it, Sewickley costs $160,000 more but offers a smaller, more exclusive feel. Inventory is thin due to the small borough footprint, so competitive bidding is common.

6. Mount Lebanon

Mount Lebanon ranks sixth as the best schools-per-dollar value on the list, with a median home price around $360,000. The Mt. Lebanon School District consistently rates at or near the top of western Pennsylvania. The 'T' light rail reaches downtown Pittsburgh in about 20 minutes. The walkable Washington Road corridor adds daily convenience.

Mount Lebanon is for buyers who want a top district and rail access without the Philadelphia-side premium. It trades away the larger job market of the East for Pittsburgh's smaller but stable economy. Compared to Sewickley above it, Mount Lebanon is $160,000 cheaper and offers light rail instead of a car commute. The trade-off is a less exclusive, more suburban feel with a larger population of around 33,000.

7. State College

State College ranks seventh as the value pick with a strong economy, at a median home price around $370,000. The State College Area School District rates well, and the downtown is walkable and vibrant. Penn State anchors the economy, which historically weathers national recessions better than most. The population is around 40,000 before students.

State College is for households that value economic stability and a college-town atmosphere over geographic optionality. It trades away access — Centre County is a two-hour-plus drive from any major airport, with no second metro job market. Compared to Hershey below it, State College offers a stronger university anchor but similar isolation. Football weekends transform the town, which is a feature to some and a dealbreaker to others.

8. Hershey

Hershey ranks eighth for its strong Derry Township schools and stable medical economy, with a median home price around $390,000. Penn State Health Milton S. Hershey Medical Center is the dominant employer, with Harrisburg jobs about 20 minutes away. The town has about 14,000 residents and a family-friendly feel. Tourism adds seasonal energy.

Hershey is for households in healthcare or those wanting a stable, smaller-town environment near Harrisburg. It trades away the college-town energy of State College for a quieter, more family-oriented atmosphere. Compared to State College above it, Hershey is slightly pricier but offers closer access to a larger metro. Summer tourism transforms the town, which buyers should experience before committing.

9. West Chester

West Chester ranks ninth for its borough energy and solid West Chester Area schools, at a median home price around $510,000. The borough has about 18,000 residents and a genuinely vibrant downtown. It sits near a corporate corridor including QVC and pharmaceutical employers. The critical weakness is no direct passenger rail — Philadelphia is about 45 minutes by car.

West Chester is for buyers who want walkable, college-town nightlife and solid schools without paying the Main Line premium. It trades away rail access entirely, which materially changes a hybrid commute. Compared to Doylestown above it, West Chester is slightly cheaper but has no rail alternative. Thursday-through-Saturday nightlife is loud, which is a feature to some and a dealbreaker to others.

10. Lancaster

Lancaster ranks tenth as the most affordable entry point, with a median home price around $300,000. The city has a revitalized, walkable downtown around Penn Square with Central Market and a real arts scene. The employment base is genuinely diversified across healthcare and manufacturing. Amtrak service reaches Philadelphia in roughly 70 minutes.

Lancaster is for budget-conscious buyers who want city energy and a diversified economy at the lowest price on this list. It trades away top-tier schools — the School District of Lancaster is uneven, while surrounding suburban districts rate well. Compared to West Chester above it, Lancaster is $210,000 cheaper but has a weaker district and a longer commute. The district boundary, not the town name, is the variable that matters most here.

How we ranked these

The ranking weighs six inputs: affordability and home value at 25%, schools at 20%, safety at 20%, jobs and commute at 15%, amenities and lifestyle at 10%, and community feel at 10%. Data comes from the U.S. Census Bureau, Zillow, Niche, GreatSchools, BestPlaces, and Money/Livability methodologies.

This weighting means a town scoring 95 on schools and 40 on affordability ranks similarly to one scoring 70 on both, which is why Wayne and Mount Lebanon appear together despite a $380,000 price gap.

Deliberately ignored were transient factors like short-term market fluctuations, individual school teacher quality, and subjective lifestyle preferences that cannot be quantified. Also excluded were local political climates and specific neighborhood micro-dynamics, as these are too granular for a statewide comparison. The goal is to provide a stable, data-driven baseline that households can re-weight according to their own priorities, rather than a prescriptive leaderboard that ignores the reality that one person's ideal town is another's compromise.

Related questions

Is Wayne or Radnor the better Main Line choice?

They overlap—Wayne sits partly inside Radnor Township. Radnor Township as a whole runs slightly pricier, around $760,000 median, with township-wide green space and Villanova proximity. Wayne offers the more concentrated walkable Lancaster Avenue downtown. Choose on the specific block and district assignment, not the name.

What is the cheapest town on this list with genuinely good schools?

Mount Lebanon, at roughly $360,000, pairs one of western Pennsylvania's top districts with 'T' light rail to downtown Pittsburgh. State College at roughly $370,000 is close behind with a strong district and a stable university economy. Both beat any Philadelphia-side option on schools-per-dollar.

Which towns work for a hybrid two-or-three-day commute to Philadelphia?

Doylestown and Newtown at 45–60 minutes, and Lancaster at roughly 70 minutes by Amtrak, all work at two or three days a week and become punishing at five. Wayne and Radnor work at any frequency but cost $200,000–$400,000 more.

Do I need to worry about Pennsylvania school taxes specifically?

Yes. Pennsylvania funds schools heavily through local property tax revenue, so millage varies sharply between adjacent townships. Model the actual annual bill from current millage and the county assessment ratio before committing—a several-thousand-dollar annual gap between similar homes is common.

What is the biggest mistake buyers make when choosing a Pennsylvania town?

Anchoring on a single variable like school ratings or price. Families end up house-poor in Radnor with an untested reverse commute, or young professionals buy in Lancaster without checking if hybrid work will persist. The list is a menu of trade-offs, not a leaderboard, and the right choice depends on which trade-off you can live with for a decade.

How does the property tax loop affect home prices in top districts?

In Pennsylvania, school districts are funded predominantly locally, creating a reinforcing loop: strong tax base funds better schools, which lifts ratings and housing demand, raising assessed values and tax revenue. This means you cannot buy a top Philadelphia-side district cheaply—the premium is capitalized school funding. On the Pittsburgh side, the loop runs on a smaller base, making Mount Lebanon and Sewickley the arbitrage.

Why is West Chester a surprising omission for rail commuters?

Despite being a county seat 25 miles from Philadelphia, West Chester has no direct passenger rail. This surprises many buyers and materially changes the daily reality of a hybrid schedule. The commute to Philadelphia is about 45 minutes by car with no rail alternative, making it a less convenient option than Wayne or Radnor for regular office attendance.

FAQ

Which is the best town to live in Pennsylvania overall?

Wayne takes the top spot for balance rather than for winning any single category outright. Top-ranked Radnor and Tredyffrin-Easttown schools, very low crime, a genuinely walkable downtown along Lancaster Avenue, and SEPTA rail reaching Center City in roughly 30–35 minutes combine with no significant weakness. The cost of that balance is a median home near $740,000 and Main Line property taxes.

What is the best-value town in Pennsylvania?

State College. A median home around $370,000 buys a strong State College Area School District, a walkable downtown, and an economy anchored by Penn State and its medical and research arms that historically weathers downturns better than most. The trade-off is geographic isolation—Centre County is far from major airports and offers no second metro job market if your employer changes plans.

Which Pennsylvania towns have the best schools?

Radnor Township and Tredyffrin-Easttown (serving Wayne and Radnor), Council Rock (Newtown), Central Bucks (Doylestown), and Mt. Lebanon consistently rate at or near the top of the state on GreatSchools and Niche. Quaker Valley, West Chester Area, State College Area, and Derry Township also rate well. Always confirm the specific assigned schools, since district lines rarely match town boundaries.

How much should I budget for property taxes in these towns?

A useful heuristic is 1.5% to 2.5% of market value annually in higher-service suburban districts. However, millage varies enormously between adjacent townships, and several counties have not reassessed in decades. Always confirm the current millage and the county's assessment ratio before making an offer, as two identically priced homes can differ by several thousand dollars a year.

What is the real cost of commuting from these towns?

Door-to-door at rush hour: Wayne and Radnor to Center City are 30–35 minutes by SEPTA rail. Sewickley to Pittsburgh is 20–25 minutes by car; Mount Lebanon is 20 minutes on the 'T'. West Chester is 45 minutes by car with no rail. Newtown is 45–60 minutes to Philadelphia. Doylestown is about an hour. Lancaster is 70 minutes to Philadelphia on Amtrak—viable two or three days a week, punishing five.

What are the hidden costs of buying old housing stock?

Pre-1940 stone and frame houses in Wayne, Sewickley, and Newtown carry real maintenance: roofs, knob-and-tube remediation, plaster, single-pane windows, and outdated heating systems. Budget 1%–2% of home value annually for upkeep, not the 1% rule for postwar construction. On a $600,000 century home, deferred systems can consume $40,000–$80,000 in the first three years.

How does the local earned income tax affect my take-home pay?

Most municipalities and school districts levy a local earned income tax, commonly around 1% split between the two. If your job is in Philadelphia, the city wage tax applies to non-residents too—budget for it explicitly, as it can exceed the difference between two towns' property tax bills. State personal income tax is a flat 3.07%, which is low relative to neighbors.

What is the best strategy for buying in a top school district?

Consider renting for twelve months in your target district before buying, which costs a year of equity but eliminates most risk. Buying in an adjacent township inside the same school district frequently saves 10%–20% versus a borough address for identical district access. Also consider a second-tier district rated a step below the leaders, where the practical outcome difference for a specific child is often smaller than the price difference.

How does population size affect daily life in these towns?

Newtown borough is around 2,200 people, Sewickley around 3,800, Doylestown around 8,500, Hershey around 14,000, Wayne around 15,000, West Chester around 18,000, Radnor Township around 31,000, Mount Lebanon around 33,000, State College around 40,000 before students, and Lancaster around 57,000. A 2,200-person borough and a 57,000-person small city are not the same product, and no ranking weight captures that difference.

Sources

• https://www.census.gov/quickfacts/
• https://www.zillow.com/home-values/
• https://www.niche.com/places-to-live/search/best-places-to-live/
• https://www.greatschools.org/pennsylvania/
• https://www.bestplaces.net/cost-of-living/
• https://www.septa.org/
• https://www.amtrak.com/
• https://www.portauthority.org/
• https://www.revenue.pa.gov/
• https://www.education.pa.gov/

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