May 2026 Market Refresh
Last updated: compiled June 2026 from May 2026 source data
| Redfin median sale price | $264,842 |
|---|---|
| Year over year | +3.86% |
| Median days on market | 14 median days on market |
| Homes sold | 205 homes sold |
| Zillow ZHVI | $388,209 (+4.57% YoY) |
Lancaster City Redfin median sale price: $264,842 (+3.86% YoY, May 2026). Lancaster County Zillow ZHVI: $388,209 (+4.57% YoY, May 2026). Zillow source label: Zillow Research Lancaster County ZHVI as of 2026-05-31. Source scope: Redfin Data Center Lancaster City row, May 2026. Lancaster county-labeled exception: Redfin is Lancaster City data; Zillow/ZHVI is Lancaster County data and must not be presented as Lancaster city ZHVI. Market data is background context only; property-specific value still depends on condition, title, occupancy, repairs, payoff, liens, and closing timeline.
Quick Answer: Lancaster PA Housing Market 2026
Lancaster City Redfin median sale price: $264,842 (+3.86% YoY, May 2026). The May 2026 Redfin Data Center Lancaster City row also shows 14 median days on market and 205 homes sold. Lancaster County Zillow ZHVI: $388,209 (+4.57% YoY, May 2026). Zillow Research Lancaster County ZHVI as of 2026-05-31. Lancaster County charges the standard Pennsylvania 2% transfer tax. Cash buyers typically offer 70–80% of FMV before property-specific repairs, title, occupancy, payoff, and timing adjustments.
Lancaster PA Housing Market Report — 2026
Market data last updated: compiled June 2026 from May source data
Lancaster PA's housing market in 2026 is tight, competitive, and split in character. The city core — dominated by pre-1940 brick rowhouses in neighborhoods like Cabbage Hill and West End — runs on different dynamics than the suburban townships and rural farmland that define the broader county. This report covers both, with sourced data from Redfin, Zillow, the U.S. Census Bureau, and Lancaster County government records.
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City vs. County: Two Different Markets
Lancaster City and Lancaster County behave differently. The city is dense urban rowhouse stock — 57,719 residents, 48.6% homeownership rate, 40.6% Hispanic population, and a May 2026 Redfin Data Center Lancaster City median sale price of $264,842 (+3.86% YoY, 205 homes sold). The county is a mix of suburban townships, small boroughs like Lititz and Ephrata, and genuine Pennsylvania Dutch Country rural land.
Zillow Research separately reports Lancaster County ZHVI of $388,209 (+4.57% YoY, May 2026) as of 2026-05-31. That is a county-labeled ZHVI value, not a Lancaster city ZHVI. These aren’t just different price points — they’re different buyer pools, different inventory challenges, and different reasons sellers need a fast exit.
Lancaster PA Market Data — May 2026 Refresh
| Metric | Lancaster City | Lancaster County |
|---|---|---|
| Median Sale Price / ZHVI (May 2026) | $264,842 (+3.86% YoY, 205 homes sold) — Redfin city row | $388,209 (+4.57% YoY) — Zillow Research county ZHVI |
| Median Days on Market (Redfin, May 2026) | 14 median days on market | County DOM not used for the city-labeled refresh |
| Homes Sold (Redfin, May 2026) | 205 homes sold | County sales not used for the city-labeled refresh |
| Sale-to-List Ratio (Redfin, May 2026) | 100.66% | County sale-to-list not used for the city-labeled refresh |
| Compete Score (Redfin) | Very Competitive | N/A (county average) |
| Zillow Research Lancaster County ZHVI as of 2026-05-31 | No verified Lancaster city ZHVI row; do not substitute county ZHVI for city | $388,209 (+4.57% YoY, May 2026) — county context only |
| Transfer Tax | 2% total (1% PA + 1% local) | 2% total (standard PA rate) |
| Recording Fee (Deed) | $71.25 (up to 4 pages) | Same — Lancaster Co. ROD |
Sources: Redfin Data Center Lancaster City row (May 2026); Zillow Research Lancaster County ZHVI as of 2026-05-31; Lancaster County Recorder of Deeds fee schedule (lancasterdeeds.com); PA Dept. of Revenue transfer tax data.
Neighborhood Price Breakdown — Lancaster City
| Neighborhood | Median Price | YoY Change | Investor Interest |
|---|---|---|---|
| Cabbage Hill (SW Lancaster) | $233,000 | +17.1% | ⭐⭐⭐ Very High |
| West End (W Lancaster) | ~$195K–$245K | Strong appreciation | ⭐⭐⭐ Very High |
| Chestnut Hill (SE Lancaster) | $377,000 | Stable | ⭐⭐ Moderate |
| Musser Park / Old Town (NE) | $280K–$380K | Stable | ⭐⭐ Moderate |
| Downtown / Central Business District | $440,000 | +51.7% | ⭐ Lower |
| Manheim Township (NW suburb) | $330K–$455K | Moderate growth | ⭐⭐ Moderate |
| Lancaster Township (S/SW suburb) | ~$300K+ | Stable | ⭐⭐ Moderate |
Sources: prior Lancaster City neighborhood public source notes, Movoto Chestnut Hill, and Redfin Cabbage Hill Housing Market context.
Lancaster Transfer Tax — What Sellers Pay
Lancaster City charges the standard Pennsylvania real estate transfer tax: 2% total. According to the PA Department of Revenue and the ALT Title Transfer Tax Deviations list (updated July 2025), the City of Lancaster is not on the deviations list — it charges the standard combined rate.
| Portion | Rate | Recipient |
|---|---|---|
| Commonwealth of Pennsylvania | 1.0% | PA Dept. of Revenue |
| Local (City + School District) | 1.0% | City of Lancaster + School District of Lancaster (per PA Act 77) |
| TOTAL | 2.0% | Split 50/50 buyer/seller by convention |
By Lancaster County convention, buyer and seller each pay 1% (half the total). On a $235,000 home, the seller's portion is $2,350. When you sell to USA Home Buyers, closing-cost items are reviewed in the written offer including the full transfer tax.
Foreclosure in Lancaster County
Pennsylvania is a judicial foreclosure state. According to amerinotexchange.com, the typical timeline from first missed payment to sheriff's sale is approximately 270 days (9 months). There is no right of redemption after the sheriff's sale is completed.
Lancaster County has its own wrinkle: the Lancaster County Courts operate a Foreclosure Diversion Program. When a foreclosure complaint is filed, the court issues a Case Management Order that places a hold on proceedings and requires the homeowner to attend housing counseling and a conciliation conference. This extends timelines — and creates a window for motivated sellers to exit cleanly before proceedings resume.
Source: Lancaster County Courts — Foreclosure Diversion Program; amerinotexchange.com — Pennsylvania Foreclosure Laws
Lancaster County Government Offices
Property Assessment Office
150 N. Queen St., Lancaster, PA 17603
Mon–Fri, 8:30 a.m.–5:00 p.m.
co.lancaster.pa.us/154/Property-AssessmentRegister of Wills / Orphans' Court
Lancaster County Courthouse, 50 N. Duke St.
Phone: (717) 299-8243
co.lancaster.pa.us/159/Register-of-WillsGet a Cash Offer for Your Lancaster PA Property
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May 2026 source-backed market snapshot
Lancaster PA market data
- Redfin median sale price
- $264,842
- Redfin YoY
- +3.86%
- Median days on market
- 14 median days on market
- Homes sold
- 205 homes sold
- Zillow ZHVI
- $388,209 (+4.57% YoY)
Lancaster City Redfin median sale price: $264,842 (+3.86% YoY, May 2026). Lancaster County Zillow ZHVI: $388,209 (+4.57% YoY, May 2026). Zillow source label: Zillow Research Lancaster County ZHVI as of 2026-05-31. Source scope: Redfin Data Center Lancaster City row, May 2026. Market data is background context only, not a property-specific offer or value promise.