All homes and bedroom counts
Markets / Pennsylvania / Williamsport
RENTAL MARKET INTELLIGENCE
Williamsport, PA
Williamsport merits investigation by income-focused buyers who can underwrite flood exposure and modest employment growth; buyers requiring strong labor momentum or low water-related risk should avoid it.
Median price$242k
Median rent$1,077
Gross yield5.3%
Job growth▲ 0.8%
Composite Market ScoreRank #17 of 571 scored US market areas
Direct rental answer
How much is rent in Williamsport, PA?
Zillow's metro-wide Observed Rent Index is $1,077 per month for 2026-06-30. That is up 7.53% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Williamsport
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Lycoming County, PAFIPS 42081 | $824 | $995 | $1,195 | $1,586 | $1,737 |
The read
Why this market scores where it does
Williamsport merits investigation by income-focused buyers who can underwrite flood exposure and modest employment growth; buyers requiring strong labor momentum or low water-related risk should avoid it. At a $242,112 median home value, the published 5.34% gross yield offers an income case, while asking rents rose 7.53% against 4.49% home-value growth.
Tenant affordability is the clearest support: rent equals 20.23% of median household income. Jobs rose just 0.83%, however, so recent rent strength sits beside limited labor-market momentum rather than broad confirmation of demand.
Supply looks constrained, but negotiations remain possible: only 80 permits were issued, months of supply were 3.0, and 29.6% of listings had price drops. Inland flood is the dominant hazard, and the published climate loss ratio is 0.1559% of building value annually. Buyers should treat low construction as opportunity but verify property-level flood exposure and achievable rents before relying on the headline yield.
Frequently Asked Investor Questions
What are the current acquisition and rent metrics?
The median home value is $242,112, median asking rent is $1,077 per month, and published gross yield is 5.34%. Operating expenses are not published, so net yield cannot be determined.
Does the market look tight for buyers?
Months of supply were 3.0, median time on market was 43 days, and 29.6% of listings had price drops. Permit activity totaled 80.
Are the migration signals uniformly positive?
No. Tax filings show 1,819 households moved in and 1,752 moved out, for net migration of 67, but incoming movers had a -$4,376 average income gap versus outgoing movers.
Investor Quick Takeaways
Gross Yield: 5.3%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 7.53%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 16.2%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Williamsport as the starting point or move into a more specific property and rent check.
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Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply3.0 mo.▲ from 2.7 mo. a year ago
Median days on market43 days▲ from 42 days a year ago
Listings with price drops29.6%▼ from 30.1% a year ago
Sale-to-list ratio100.5%2026-05-01
Home value growth▲ 4.5%Zillow ZHVI · trailing 12 months
Rent growth▲ 7.53%Zillow ZORI · trailing 12 months
Gross rental yield5.3%Rent × 12 ÷ price
Payroll job growth▲ 0.8%CES · 12m to 2026-06
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady78→78
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
78| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 79 | 30% | 23.70 |
| Rent trend | 90 | 25% | 22.50 |
| Affordability | 80 | 15% | 12.00 |
| Supply pressure | 88 | 15% | 13.20 |
| Climate risk | 41 | 15% | 6.15 |
| Published score | 78 | ||
Williamsport, PA scoreRank #17
78Job growth79/100
CES job growth of 0.83% -> labor demand is positive but modest.
Rent trend90/100
Asking-rent growth of 7.53% and a 5.34% gross yield -> rental income is the main opportunity, although the yield is gross.
Affordability80/100
Rent at 20.23% of median household income and a 3.79 price-to-income ratio -> tenant affordability is supportive while purchase prices remain measurable against local incomes.
Supply pressure88/100
Permit activity of 80 and 3.0 months of supply -> available and incoming supply appear limited, but 29.6% price drops indicate negotiation room.
Climate risk41/100
An inland-flood dominant hazard and a 0.1559% annual climate loss ratio -> property-level water exposure requires diligence.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$242k
YoY ▲ 4.5%
ZORI Median Rent
$1,077
YoY ▲ 7.53%
Gross Rental Yield
5.3%
Rent × 12 ÷ price
$1,077 × 12 ÷ $242,112
Job Growth (YoY)
▲ 0.8%
CES payrolls
Job signal 79/100
Median Household Income
$64k
Census ACS 5-year
Rent Burden
20.2%
Annual rent ÷ household income
Price-to-Income
3.8x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,195
Market rent 90.2% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,077Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$995−$82 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,195+$118 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$913−$164 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Williamsport as context, then replace market-wide evidence with the candidate property's facts.
Regional price level
What feels expensive inside Williamsport
BEA compares each category with the United States, which equals 100. This is a 2024 price-level comparison—not annual inflation.
BEA Regional Price Parities · 2024US = 100
Occupation wage lens
How asking rent sits against major local occupations
Annualized Zillow asking rent is divided by each BLS annual median wage. This is a screening ratio for one wage, not a household budget or affordability verdict.
Six largest published major groupsannual rent ÷ median wage
Office and Administrative Support Occupations$42,950 median wage
30.1%
Production Occupations$45,890 median wage
28.2%
Food Preparation and Serving Related Occupations$28,610 median wage
45.2%
Transportation and Material Moving Occupations$40,300 median wage
32.1%
Sales and Related Occupations$33,650 median wage
38.4%
Healthcare Practitioners and Technical Occupations$79,960 median wage
16.2%
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
80 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
+67
1,819 in vs 1,752 out (IRS SOI)
▲ 3.7% of arriving households
Mover Income Gap
−$4,376
Arriving $55,007 vs leaving $59,383
Average AGI per tax return (IRS SOI)
Investor Purchase Share
16.2%
179 of 1,108 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.156% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Clinton County · Northumberland County · Columbia County · Union County · Tioga County
✓ 1,819 in − 1,752 out = 67 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Lock Haven, PA219 arriving
- Sunbury, PA175 arriving
- Bloomsburg, PA75 arriving
Leading outbound markets
- Lock Haven, PA181 leaving
- Sunbury, PA157 leaving
- Harrisburg, PA70 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- CES jobs rose only 0.83%, providing limited labor-market support for the rental signal.
- Inland flood is the dominant hazard, with a published annual climate loss ratio of 0.1559% of building value.
- Incoming movers averaged $55,007 of income versus $59,383 for outgoing movers, a -$4,376 gap despite net migration of 67 households.
Inside this metro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
County records
Statistical peers
Market areas that behave like Williamsport
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Williamsport, PA (Target) | 78 | $242k | $1,077 | 5.3% | ▲ 0.8% |
| St. Joseph, MO | 67 | $218k | $1,047 | 5.8% | ▲ 1.0% |
| Richmond, KY | 59 | $267k | $1,153 | 5.2% | ▲ 1.1% |
| Muskegon, MI | 85 | $259k | $1,212 | 5.6% | ▲ 1.0% |
| Bowling Green, KY | 46 | $266k | $1,278 | 5.8% | ▲ 0.8% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |