Real Estate in York, Pennsylvania — Homes for Sale 2026

Quick market snapshot (2025 → 2026)

York, Pennsylvania, remains a relatively affordable market compared with many larger metro areas in the state, yet it has seen steady buyer interest and price growth over the last several years. Median home prices in the city typically sit below the wider York County average, which makes the city an attractive entry point for first-time buyers and investors who want a lower cost of entry without leaving South Central PA.

Key takeaways

York city is generally more affordable than many surrounding suburbs and townships, while still benefiting from the same regional job market.
Typical price-per-square-foot figures for the city cluster around the low- to mid-$100s per ft², depending on neighborhood, property type and renovation level.
The 2016–2025 period shows a long, upward trend in median prices with stronger growth after 2020 and a more balanced market going into 2026.

Pricing converted: from per square foot to per square meter

Most U.S. listing feeds report price in dollars per square foot. For buyers who prefer metric units, here are indicative conversions for York:

Metric	Price (per ft²)	Converted price (per m²)	Comment
York city – typical median	$115 / ft²	≈ $1,237 / m²	Indicative for the city overall, mixing older and updated housing stock.
York County – median	$150 / ft²	≈ $1,615 / m²	Includes higher-priced suburbs and rural homes.
Downtown York – typical	$100 / ft²	≈ $1,076 / m²	Older, often smaller homes and townhouses near the city core.

Conversion used: 1 ft² = 0.092903 m², so $/m² ≈ $/ft² × 10.7639 (rounded values).

Demand and 10-year trend (2016–2025)

Over the past decade, York has transitioned from a quieter, under-the-radar market to a more competitive environment. Lower price points attracted buyers moving out of more expensive metros, while local job growth and commuting links to larger cities added support. After the sharp upturn around 2020–2022, the market cooled slightly but did not reverse — instead shifting into a more balanced, sustainable pattern.

For buyers this means:

You still can buy below big-city prices, but good listings in popular streets rarely sit for long.
Price corrections have been modest; York behaves more like a steady, working-market city than a speculative boom town.
Neighborhood choice matters a lot: blocks near hospitals, major employers and better schools often move faster and at higher price-per-square-foot.

Neighborhoods overview — where to look in York

The city of York and the immediately adjacent boroughs form a patchwork of smaller neighborhoods and micro-markets: historic Downtown blocks, working-class corridors, and more suburban-feeling pockets like West and East York. In this guide we highlight four key areas that many buyers and small investors focus on:

Where the cheapest and most expensive housing is found

Broadly speaking:

Most affordable: Downtown York and some surrounding blocks, where you can still find smaller properties, older townhouses and homes needing renovation at lower total price points.
More expensive within the city: parts of East York and select pockets of West York, where updated single-family homes and proximity to schools or shopping centers push medians higher.

Safety & infrastructure — where to be cautious and where to feel comfortable

Like many small cities, York’s safety profile can change dramatically from one block to the next. Some Downtown and inner-city areas show higher incident levels in public crime statistics, while quieter residential streets in West, East and North York often feel more stable and family-oriented. At the same time, central neighborhoods benefit from the highest concentration of jobs, services and transit options.

Key infrastructure anchors for the housing market include:

Hospitals and healthcare: WellSpan York Hospital and UPMC Memorial support strong housing demand within a short drive or bus ride.
Transport: access to I-83 and Route 30 shapes commuting patterns and influences which neighborhoods appeal to workers who travel daily.
Retail and services: shopping corridors, big-box retail and restaurant clusters in and around East and West York are important for day-to-day convenience.

Four neighborhoods we profile (each has a dedicated page)

1. West York — classic close-in borough

West York is a separate borough just west of the city core, with a mix of older single-family homes, townhouses and small multi-unit properties. Pricing is generally mid-range for the area, attracting both owner-occupants and small landlords.

2. East York — established suburban-style area

East York has more of a suburban feel, with tree-lined streets, driveways and traditional single-family housing. It tends to be slightly higher-priced than much of the city, reflecting its appeal to families and professionals.

3. North York — compact borough with mixed stock

North York offers a compact mix of residential streets within easy reach of industrial and commercial employers. Prices can be more affordable than in East York, with opportunities for buyers comfortable with modest updates.

4. Downtown York — historic and budget-friendly core

Downtown York and adjacent blocks contain many of the city’s older homes and townhouses, plus mixed-use buildings. It is often the most budget-friendly entry point, especially for buyers interested in renovation or rental strategies.

Neighborhood snapshot table (price & safety guide)

Use this snapshot to orient yourself before diving into each neighborhood’s dedicated page.

Neighborhood	Typical median (indicative)	Indicative price / m²	Safety / infrastructure notes
West York	~$190k–$240k median	≈ $1,550–$1,750 / m²	Close-in borough; mixed owner and rental; convenient to retail corridors.
East York	~$220k–$290k median	≈ $1,650–$1,850 / m²	Suburban feel; strong appeal for families and commuters.
North York	~$170k–$220k median	≈ $1,450–$1,650 / m²	Compact borough; mixed housing stock; close to employers.
Downtown York	~$140k–$190k median	≈ $1,200–$1,450 / m²	Most budget-friendly; older buildings; renovation and investor activity.

How buyers should use this York overview

If you are a buyer:

Decide early whether you prefer a more suburban feel (East or West York) or proximity to the city core and historic streets (Downtown).
Compare price per m² across neighborhoods to make sure a larger but older house really offers better value than a smaller renovated one.
Walk specific blocks at different times of day and review school and crime data at the micro level, not just by ZIP code.

If you are an investor:

Look carefully at rental demand near hospitals, industrial employers and the Downtown employment core.
Weigh renovation costs in older Downtown or North York properties against the more stable but sometimes lower yields in East and West York.

Data sources & methodology (short)

This page provides an indicative snapshot of the York market for 2026 planning. It blends:

Typical listing prices and per-ft² metrics from major U.S. real estate portals.
City and county median value trends over the past decade.
Public neighborhood maps, school and infrastructure information to define local submarkets.
Crime and safety indicators to highlight relative comfort levels between districts.

All figures are approximate, rounded and intended for comparison only. For any specific property, rely on up-to-date MLS data and local professional advice.

Next steps — dedicated pages for each neighborhood

From here, you can dive deeper into each of the four highlighted neighborhoods: West York, East York, North York and Downtown York. Each dedicated page expands on pricing, safety, infrastructure and buyer / investor tips tailored to that area.