Butler County, Pennsylvania Housing Market
In Butler County, Pennsylvania, the median home value is $294,200, with a median monthly rent of $1,041. This places Butler County at #655 nationally out of 3134 counties by median home value, and #9 within Pennsylvania.
📈 Price Trend (2017 → 2024)
📊 Recent Market Momentum (FHFA HPI)
FHFA House Price Index — All-Transactions, Annual (2000 = 100) · Latest: 2025
📍 Economic Snapshot
Employment & Wages
- Avg weekly wage: $1,290
- Establishments: 5,295
- BLS QCEW, 2025
Housing Supply
- Single-family: 974
- Multi-family: 272
- U.S. Census Bureau, Building Permits Survey
Migration Patterns
- Inflow: 85,379 (avg $107,058)
- Outflow: 81,668 (avg $106,586)
- IRS Statistics of Income
📍 Sub-Market Activity
Top 9 active ZIP codes in Butler County · Latest: 2025
| # | ZIP Code | HPI | YoY Change | Latest Year |
|---|---|---|---|---|
| 1 | 16023 | 310.1 | +36.83% | 2025 |
| 2 | 16056 | 231.3 | +3.70% | 2025 |
| 3 | 16057 | 240.7 | +17.47% | 2025 |
| 4 | 16127 | 237.9 | +3.34% | 2025 |
| 5 | 16066 | 259.8 | +8.77% | 2025 |
| 6 | 16001 | 212.7 | +5.13% | 2025 |
| 7 | 16002 | 221.7 | +5.17% | 2025 |
| 8 | 16033 | 230.7 | +0.19% | 2025 |
| 9 | 16053 | 222.6 | +5.33% | 2024 |
Source: FHFA HPI for Five-Digit ZIP Codes (All-Transactions Index, 2000 = 100).
This product uses FHFA Data but is neither endorsed nor certified by FHFA.
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💰 Mortgage Guide → 🧾 Property Tax Data →How Butler County Compares
| Metric | Butler County | Pennsylvania Average | U.S. Average |
|---|---|---|---|
| Median Home Value | $294,200 | $212,079 | $227,706 |
| Median Gross Rent | $1,041 | $990 | $968 |
| Owner Occupancy Rate | 76.9% | 74.2% | 73.3% |
| Price/Rent Ratio | 23.6 | 17.5 | 18.7 |
Market Analysis
The median home value in Butler County is 38.7% above the Pennsylvania state average and 29.2% above the U.S. national average. The median rent of $1,041/month is 5.2% above the state average.
With a price-to-rent ratio of 23.6, renting is generally more cost-effective than buying in the short to medium term. The market favors buyers only for long-term holds.
Butler County has an owner-occupancy rate of 76.9%, compared to 74.2% in Pennsylvania and 73.3% nationally. This indicates a more homeowner-heavy market than the U.S. average.
Similar Counties by Home Value
| County | State | Median Home Value | Median Rent |
|---|---|---|---|
| Fayette County | Texas | $293,900 | $988 |
| Albany County | New York | $294,600 | $1,313 |
| Union County | Oregon | $294,600 | $982 |
| Barrow County | Georgia | $294,700 | $1,318 |
| Mason County | Texas | $293,600 | $800 |
Other Counties in Pennsylvania
| County | Median Home Value | Median Rent | Owner Occ. |
|---|---|---|---|
| Lehigh County | $300,400 | $1,383 | 65.6% |
| Lancaster County | $301,100 | $1,357 | 69.8% |
| Northampton County | $308,600 | $1,395 | 71.1% |
| Cumberland County | $277,600 | $1,249 | 71.3% |
| Pike County | $272,600 | $1,378 | 87.0% |
Data Source: U.S. Census Bureau, American Community Survey (ACS) 2024 5-Year Estimates (2017–2024). Variables: B25077 (Median Home Value), B25064 (Median Gross Rent), B25003 (Tenure). Data collected on 2026-10-14. The price-to-rent ratio is calculated as Median Home Value ÷ (Median Monthly Rent × 12).