Williamsport, PA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.04×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Pennsylvania
- 3.03×
- vs U.S.
- 3.43×-0.39
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
22.3%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Pennsylvania
- 22.4%-0.1
- vs U.S.
- 23.3%-1.0
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.77%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Pennsylvania
- 4.86%
- vs U.S.
- 4.35%+0.42
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.09%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Pennsylvania
- 0.09%=
- vs U.S.
- 0.03%+0.06
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
0.65
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Pennsylvania
- 2.17
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.1%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Pennsylvania
- 3.6%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+42.4%
homeValues.yearOverYear
+4.4%
Median home value
$195,600
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $995 | $11,940 | 18.5% |
| 2 BR | $1,195 | $14,340 | 22.3% |
| 3 BR | $1,586 | $19,032 | 29.5% |
Labor market direction
Unemployment
4.1%
Median household income
$64,412
What's being built
Total TTM
74
+42.3% YoY
Single-family
72
2–4 unit
2
5+ unit
0
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Lycoming County | 114,022 | $195,600 | $64,412 | 74 | +42.3% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Williamsport | 114,022 | $64,412 | 3.04× | 4.77% | +42.4% | 0.65 | 4.1% |
| Brunswick, GA | 113,854 | $64,819 | — | — | +72.5% | — | 2.8% |
| Watertown-Fort Drum, NY | 117,445 | $64,978 | — | — | +31.6% | — | 4.8% |
| Twin Falls, ID | 115,066 | $66,473 | — | — | +58.1% | — | 3.3% |
| Lewiston-Auburn, ME | 111,532 | $67,298 | — | — | +73.9% | — | 3.3% |
| Owensboro, KY | 121,147 | $65,656 | — | — | +44.8% | — | 3.3% |
Where people are moving in from
Net migration
+98
+0.09% of population
| Origin county | Tax returns |
|---|---|
| Clinton County, PA | 232 |
| Northumberland County, PA | 142 |
| Columbia County, PA | 65 |
| Philadelphia County, PA | 64 |
| Tioga County, PA | 54 |
| Union County, PA | 54 |
Who lives in Williamsport
- Median age
- 41
- Bachelor's+
- 24.8%
- Owner-occupancy
- 69.2%
- Vacancy rate
- 12.3%
- Rent burdened (30%+)
- 44.5%
- Median household income
- $64,412
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.