Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,4232026-07 · +0.0% year over year
Rental vacancyn/an/a
Time on marketn/an/a
FIPS 42071 · population 557,931 · part of Lancaster, PA
The latest county-level Zillow ZORI is $1,533 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,102 | Lancaster County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,220 | Lancaster County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,526 | Lancaster County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $1,980 | Lancaster County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,020 | Lancaster County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 42071. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Lancaster County presents a narrow underwriting tension: reported market rent supports a measurable entry yield, while property taxes, inland-flood exposure and a softer visible listing backdrop can erode it. It merits investigation by owners able to obtain property-level flood and expense evidence; buyers relying on appreciation or minimal carrying costs should be cautious. At Zillow’s county observation, median home value was $392,780 and median asking rent was $1,533 per month, with reported gross yield of 4.68% before costs.
Zillow county value rose 4.67% year over year while asking rent grew 3.69%, a current yield-screen tension rather than a forecast. Separately, FHFA’s annual repeat-transaction HPI increased 5.02% and 58.58% cumulatively over five years; it supports positive price direction but is not a dollar home value and cannot be blended with Zillow because the observations have distinct vintages and methods. HUD’s two-bedroom FMR is a payment standard, not asking rent; the record’s rent-to-FMR ratio places market rent 0.5% above it. The 1.32% effective tax rate and $3,975 median annual tax make gross yield insufficient for a cash-flow conclusion.
Realtor.com’s MLS snapshot showed 538 active listings, up 8.81%, while median listing price was down 0.3% and 11.3% of listings had a price reduction. These are asking-price, visible-supply and seller-concession indicators—not closed-sale prices or standalone proof of buyer demand. Net migration was negative, while inbound movers had higher average AGI than outbound movers, giving a mixed household-demand signal. Investor purchase mortgages represented 10.45% of 4,708 purchases, indicating non-occupant participation without describing every transaction type or neighborhood.
Annual QCEW workplace employment grew 0.86%, and the covered-worker average weekly wage was $1,201; neither measure is resident employment, household income, unemployment or a forecast. Trade, transportation, and utilities is the largest disclosed private supersector, not the whole county economy. Modeled climate loss equals 0.13% of building value per year, consistent with inland-flood risk, but is not property-specific insurance pricing. Missing vacancy, operating costs, debt terms, property-level flood zones and insurance quotes, unit-level rent comparables, and closed-sale comparables prevent calculation of NOI or cap rate and limit hazard, leveraged-return and resale underwriting.
This view uses 11 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Within the selected current ZIP evidence, Zillow’s ZORI—a typical observed asking-rent index—ranges from $1,281 to $1,970, with a selected-set median of $1,470 and a $689 spread. That dispersion frames the practical search question: whether a household’s budget aligns with the lower-index portion of the selected market or must reach the higher-index portion. The county ZORI is $1,533, up 3.7% year over year. ZIP 17601 anchors the high end and ZIP 17512 the low end of this selected distribution. These are index readings, not quotes for a particular unit, lease term, or bedroom count.
The ACS five-year ZCTA survey tells a distinct, backward-looking median gross-rent story: selected medians run from $1,072 to $1,552, versus $1,357 countywide. It cannot be substituted for the Zillow index because gross rent and measurement period differ. HUD’s two-bedroom FMR is an administrative standard: $1,526 across most shown ZIP assignments and $1,500 in ZIP 17022. A mechanical ZORI-to-FMR comparison runs from 84% to 129% in the selected set. That comparison can flag where a current asking-rent index sits relative to a two-bedroom program standard, but it is not evidence that a unit meets a program rent, rent-reasonableness, or eligibility requirement.
Affordability and availability need a separate ACS read. The estimated share of renter households spending 30% or more of income on rent ranges from 34.1% in ZIP 17552 to 52.6% in ZIP 17022, compared with 46.4% for the county. Estimated vacancy spans 1.0% in ZIP 17545 to 5.4% in ZIP 17512, against a county rate of 2.95%. That lower-index ZIP combines relatively high vacancy with a burden share above the county benchmark, warning against treating vacancy as affordability or burden as a measure of current asking price. Conversely, a tight vacancy estimate does not establish bidding conditions, concessions, or unit-level availability. These ACS measures are five-year survey estimates, not a contemporaneous count of vacant rentals.
Coverage and geography limit the precision of any ZIP comparison. The shown set contains 11 direct-ZORI ZIP/ZCTA matches covering 48,468 renter households in the linked ACS measure, but it is not an exhaustive county inventory. ZIP labels are assigned to Lancaster County by the largest HUD residential-address share; those shares range from 91.1% to 100.0%, and a ZIP may extend beyond county boundaries. Census ZCTAs are statistical areas, not USPS delivery ZIPs. For any property decision, verify the actual address and jurisdiction, bedroom count, utilities included in gross rent, lease term and concessions, current asking rent, vacancy, fees, income rules, and applicable HUD program requirements.
All 11 eligible direct-evidence ZIP profiles are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 17603 | $1,470 | $1,355 | $1,526 | 46.5% | 4.3% | $59k | 100.0% |
| 17602 | $1,377 | $1,326 | $1,526 | 47.1% | 3.5% | $55k | 100.0% |
| 17601 | $1,970 | $1,552 | $1,526 | 41.1% | 2.0% | $79k | 100.0% |
| 17522 | $1,333 | $1,240 | $1,526 | 39.2% | 1.7% | $53k | 100.0% |
| 17543 | $1,898 | $1,440 | $1,526 | 47.4% | 3.0% | $76k | 100.0% |
| 17022 | $1,404 | $1,546 | $1,500 | 52.6% | 3.7% | $56k | 91.1% |
| 17512 | $1,281 | $1,072 | $1,526 | 51.8% | 5.4% | $51k | 100.0% |
| 17552 | $1,409 | $1,360 | $1,526 | 34.1% | 3.3% | $56k | 100.0% |
| 17545 | $1,479 | $1,314 | $1,526 | 44.6% | 1.0% | $59k | 97.1% |
| 17557 | $1,558 | $1,216 | $1,526 | 42.8% | 3.7% | $62k | 100.0% |
| 17540 | $1,627 | $1,441 | $1,526 | 44.8% | 3.3% | $65k | 100.0% |
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.125% of building value expected lost per year
$3,975 median annual bill
9,507 in · 9,530 out
$68,396 arriving · $62,592 leaving
492 of 4,708 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
No. It is a two-bedroom payment standard; the record separately publishes median asking rent.
No. It publishes gross yield but lacks vacancy and operating costs needed to derive NOI.
Annual QCEW covered employment at workplaces in the county, with wages for covered workers; it is not resident employment.