One of the most common reasons families relocate to Central Pennsylvania is value — the ability to buy more house, keep more of your income, and enjoy a lower cost of living than the coastal metros many buyers are leaving. But 'affordable' only means something if you understand the full picture: housing prices, property taxes, utilities, insurance, groceries, and the everyday expenses that add up over a year. Here's a detailed, numbers-driven guide to the cost of living in the 717.
The big picture: how the 717 compares.
The Harrisburg-Carlisle metro area consistently ranks as more affordable than major East Coast metros. According to C2ER and BestPlaces cost-of-living indices, the region's overall cost of living runs roughly 8–12% below the U.S. national average, with housing costs often 15–25% below the national average — compared with Philadelphia at roughly 10–15% above and the Washington, D.C. metro at 40–50% above. For a family relocating from the D.C. metro, the New York corridor, or the Philadelphia suburbs, that difference compounds into meaningful monthly and annual savings.
Housing: the biggest line item.
Housing is where the 717's value is most visible. According to the 2020–2024 American Community Survey, Cumberland County's median owner-occupied home value is approximately $277,600 and Dauphin County's is approximately $236,400 — both well below coastal metro levels. Within the region, prices vary by community: Harrisburg city's median sold price is often $160,000–$190,000; Camp Hill $310,000–$340,000; Mechanicsburg $367,000–$406,000; Lower Paxton $280,000–$340,000; and Hershey frequently exceeds $450,000–$500,000. The price-to-income ratio using ACS figures is approximately 3.2 in Cumberland County and 3.1–3.3 in Dauphin County — both below the 4.0 threshold many economists consider a sign of housing stress, meaning the region remains genuinely affordable relative to local incomes.
Property taxes: the second-biggest housing cost.
Pennsylvania property taxes are determined by the county, municipality, and school district, and because rates and assessment practices vary, two similarly priced homes in neighboring municipalities can carry noticeably different annual tax bills. As a rough guide for a $350,000 home: Camp Hill Borough may see $6,000–$7,500 annually; Hampden Township $4,500–$5,800; Lower Paxton Township $5,000–$6,500; Derry Township (Hershey) $5,500–$7,000; and Harrisburg city $6,500–$8,500. These are illustrative ranges — always verify the specific property's most recent tax bill before making an offer, and factor the monthly tax cost into your affordability calculation, not just the mortgage payment. A 'cheaper' home in a high-millage borough can cost more over five years than a pricier home in a lower-tax township.
Earn income and local taxes.
Pennsylvania levies a flat state income tax of 3.07%, and most municipalities add a 1–2% earned income tax (EIT) on wages. School districts and municipalities set their own EIT rates, so the total local tax take varies by address. Some communities also levy a local services tax (LST) of up to $52 per year for employed residents. We help relocating buyers compare the total local tax burden across candidate communities so there are no surprises in the first paycheck after a move.
Utilities and home energy.
Central Pennsylvania experiences four full seasons, which means heating costs in winter and cooling costs in summer. Electricity in Pennsylvania is deregulated, so residents can shop for a generation supplier, but distribution is handled by the local utility (PPL, Met-Ed, or PECO depending on area). Natural gas is common for heating in the region. For a typical 2,000-square-foot home, combined electric and gas bills often run $150–$300 monthly depending on the season, insulation, and thermostat settings. Water, sewer, and trash are typically billed by the municipality or a local authority and run roughly $40–$100 monthly depending on the community. Older homes with less insulation will cost more to heat and cool, which is why we factor energy efficiency into the home evaluation.
Insurance: homeowners, auto, and more.
Homeowners insurance in Central PA is generally moderate compared to coastal markets that carry hurricane or flood risk, though homes in low-lying areas near the Susquehanna or its tributaries may require flood insurance through the NFIP or a private carrier. Auto insurance rates are moderate and comparable to the rest of Pennsylvania. We encourage relocating buyers to obtain insurance quotes on a specific property before settlement, since construction type, roof age, and proximity to a fire hydrant and station all affect the premium.
Groceries, healthcare, and everyday expenses.
Grocery and retail costs in the Harrisburg-Carlisle metro run close to the national average, with a full range of options from national chains to local markets. Healthcare costs are supported by the region's strong medical infrastructure, including the Penn State Health Milton S. Hershey Medical Center and Penn State Health Holy Spirit Medical Center. The region's diversified employment base — state government, healthcare, logistics, and higher education — keeps the local economy stable, which supports steady (rather than volatile) everyday pricing.
The income side: what people earn.
Median household income in Cumberland County is approximately $87,494, while Dauphin County's is approximately $72,000–$76,000 depending on the reporting period, though the surrounding East Shore suburbs post incomes comparable to or exceeding many West Shore communities. The Census Bureau reported for 2023 that Cumberland County had 6,534 employer establishments, 131,167 total employment, and $7.40 billion in annual employer payroll, while Dauphin County had 6,951 employer establishments, 157,994 total employment, and $10.36 billion in annual employer payroll. The unemployment rate in both counties has historically tracked around 3.5–4.5%, reflecting a resilient labor market.
Budgeting a move: the full picture.
We help relocating buyers build a true monthly cost-of-ownership budget that includes the mortgage payment, property taxes, homeowners insurance, utilities, HOA if applicable, and a maintenance reserve — not just the principal-and-interest payment. When that full picture is compared to the cost of living in the market they're leaving, the 717's value advantage becomes concrete and measurable. For most relocating families, the combination of lower housing costs, moderate taxes, and a stable local economy means more house, more savings, and more financial flexibility than they had before.
How we help.
We provide a side-by-side cost comparison between your current market and the Central PA communities you're considering, verify property taxes and local tax rates for specific homes, and connect you with lenders, insurance agents, and utility contacts so you can budget with real numbers rather than estimates. Moving is a financial decision as much as a lifestyle one — and the more precise the numbers, the more confident the move. Living in Central PA Team | Iron Valley Real Estate — Aaron & Josh — 717-REALTOR (717-732-5867).
Local Service Directory
Major Central PA Utility Providers
Before closing or right after settlement, setting up your electric, gas, water, and trash accounts is seamless with direct contacts. Here are the primary utility providers serving Cumberland, Dauphin, York, Perry, and Lebanon counties:
PPL Electric Utilities
Service Area: Dauphin, Cumberland, Perry, Lebanon, Lancaster & surrounding counties
Primary electric delivery utility across the greater Harrisburg metro, Cumberland Valley, and Perry County. Customers can also choose an independent electricity supplier on PAPowerSwitch.com.
Met-Ed (FirstEnergy)
Service Area: Parts of York, Lebanon, Dauphin & Berks counties
Serves eastern Dauphin, Lebanon Valley, and northern York County pockets.
UGI Utilities
Service Area: Dauphin, Cumberland, Lebanon, Lancaster & York counties
Dominant natural gas provider across Harrisburg, Mechanicsburg, Carlisle, Camp Hill, Hershey, and Lebanon for home heating and cooking.
Columbia Gas of Pennsylvania
Service Area: York County, Adams County & southern Cumberland County
Natural gas service for southern pockets of the 717 region.
Pennsylvania American Water
Service Area: Mechanicsburg, Camp Hill, New Cumberland, Lemoyne, Fairview Twp & West Shore
Major regulated water provider across West Shore municipalities; water quality reports available online.
Capital Region Water
Service Area: City of Harrisburg, Penbrook & parts of Susquehanna Twp
Drinking water and wastewater authority for Harrisburg city and adjacent east-shore communities.
Suez / Veolia Water Pennsylvania
Service Area: Parts of Dauphin County (Lower Paxton, Susquehanna, Swatara)
Serves suburban East Shore Dauphin County communities.
Comcast Xfinity
Service Area: Widely available across Dauphin, Cumberland, York & Perry
Gigabit cable internet, television, and home phone throughout Central PA.
Verizon Fios & High Speed Internet
Service Area: Select Harrisburg, West Shore & suburban corridors
Fiber-optic 100% fiber internet with symmetrical upload/download speeds where deployed.
Penn Waste (Waste Connections)
Service Area: Cumberland, York, Dauphin & Perry municipalities
Municipal and private residential trash, bulk pickup, and recycling collection.
Waste Management (WM)
Service Area: Dauphin, Lebanon, Lancaster & surrounding townships
Curbside residential trash and recycling service contracted by local townships or directly billed.
Key Takeaways
- Harrisburg-Carlisle cost of living runs ~8–12% below the U.S. average; housing 15–25% below
- D.C. metro is 40–50% above; Philly 10–15% above — the 717's value advantage is real
- Median home values: Cumberland ~$277,600; Dauphin ~$236,400 (2020–2024 ACS)
- Price-to-income ratios of ~3.2 are below the 4.0 housing-stress threshold
- Property taxes vary widely by district — verify the actual bill, not a listing estimate
- PA flat income tax 3.07% plus 1–2% local EIT; total local burden varies by address
- Utilities for a typical home often run $150–$300/mo plus $40–$100 water/sewer/trash
- Homeowners insurance is moderate; flood zones near the river may require flood coverage
- We build a full monthly cost-of-ownership budget, not just principal and interest
- More house, more savings, more flexibility than most coastal metros relocators leave behind