What is the median home value in Butler County, PA?

The median home value in Butler County, PA is $275,600, according to the latest Census ACS 5-Year Estimates.

What is the cap rate in Butler County, PA?

The cap rate proxy in Butler County, PA is 5.7% (estimated from HUD Fair Market Rent and Census home values with a 35% expense ratio). This is moderate — deal-by-deal analysis recommended.

How much new construction is happening in Butler County, PA?

Butler County has 195,870 residents and issued 1,105 building permits over the trailing twelve months, according to the Census Building Permits Survey.

Pittsburgh, PA · Pennsylvania

Butler County

195,870 residents1,105 permits TTM$86,775 median HHI31 ZIP codesUpdated April 16, 2026

Investor first look

Median home value

$275,600

ACS 5-Year

Cap rate proxy

5.7%

FMR × 0.65 ÷ Home Value

Rent-to-income

14.1%

HUD FMR ÷ ACS HHI

Net migration

+1.64%

IRS SOI

Permits (TTM)

1,105

Census BPS

Climate risk

79.3

FEMA NRI (0–100)

ZIP code breakdown31 ZIP codes

ZIP	Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
16045	$109,535	$1,340	14.7%	11.2%	24.0%
16050	$156,633	$1,210	9.3%	7.8%	15.9%
16041	$160,816	$1,100	8.2%	7.6%	7.5%
16038	$191,506	$1,200	7.5%	6.4%	15.2%
16001	$219,170	$1,190	6.5%	5.6%	13.4%

Ranked by composite score

Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
$180,961	$1,140	7.6%	6.8%	10.7%
$519,015	$1,950	4.5%	5.8%	-29.1%
$216,202	$1,020	5.7%	5.7%	0.2%
$240,270	$1,200	6.0%	5.1%	15.2%
$251,303	$1,130	5.4%	4.9%	9.9%
$258,771	$1,240	5.8%	4.7%	17.9%
$463,316	$1,890	4.9%	4.7%	4.1%
$271,638	$970	4.3%	4.5%	-5.0%
$275,600county est.	$1,700	7.4%	4.4%	40.1%
$275,600county est.	$1,090	4.7%	4.4%	6.6%
$275,600county est.	$1,440	6.3%	4.4%	29.3%
$275,600county est.	$1,090	4.7%	4.4%	6.6%
$275,600county est.	$1,080	4.7%	4.4%	5.7%
$275,600county est.	$1,170	5.1%	4.4%	13.0%
$275,600county est.	$1,160	5.1%	4.4%	12.2%
$275,600county est.	$970	4.2%	4.4%	-5.0%
$278,817	$1,250	5.4%	4.4%	18.6%
$290,836	$1,420	5.9%	4.2%	28.3%
$293,734	$1,060	4.3%	4.2%	4.0%
$299,057	$1,200	4.8%	4.1%	15.2%
$314,793	$1,300	5.0%	3.9%	21.7%
$337,714	$1,340	4.8%	3.6%	24.0%
$344,082	$1,420	5.0%	3.5%	28.3%
$382,123	$1,340	4.2%	3.2%	24.0%
$384,191	$1,280	4.0%	3.2%	20.5%
$422,577	$1,950	5.5%	2.9%	47.8%

Demographics

Owner-occupied

76.4%

Census ACS

Vacancy rate

7.1%

Census ACS

Bachelor's degree +

38.6%

Census ACS

Rent burdened

38.4%

Census ACS (>30% income)

Median age

43.3

Census ACS

Data sources

U.S. Census Bureau — American Community Survey 5-Year Estimates

U.S. Census Bureau — Building Permits Survey

U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)

Internal Revenue Service — Statistics of Income Migration Data

FEMA — National Risk Index

Last updated: April 16, 2026

Butler County

See all 31 ZIPs ranked by yield and cap rate