Moving to Allentown PA | Area Relocation Guide | Tim Tepes
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Charming walkable downtown Main Street in a Lehigh Valley Pennsylvania town with historic brick storefronts and tree-lined sidewalks

Lehigh Valley Relocation Guide · Lehigh County

Moving to Allentown, PA

The lowest median home price in the Lehigh Valley, a downtown transformed by the Neighborhood Improvement Zone, and the region's biggest city energy, all ten minutes from the airport.

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125,845
Population (2020 Census)
~$255K
Median sale price, recent data
~16,000
Students in Allentown SD
#3
Largest city in PA

Why move to Allentown?

Allentown is Lehigh County's seat and Pennsylvania's third-largest city, with about 125,845 residents in the 2020 census, and the economic anchor of the Lehigh Valley. For relocators, it answers the two questions that stop most moves before they start: where can I afford to live, and where will I want to be? Recent market data puts Allentown's median sale price around $255,000, the lowest entry point among the Valley's three cities, while the Neighborhood Improvement Zone has poured new apartments, restaurants, and entertainment into a genuinely walkable downtown.

That combination, entry-level pricing plus a revitalizing core, is why Allentown draws first-time buyers, NJ and NY transplants stretching a budget, and investors. You trade some of Bethlehem's polish for bigger inventory and lower carrying costs, and you keep every regional advantage: I-78, Route 22, Route 222, and Route 309 at your door and Lehigh Valley International Airport ten minutes from downtown.

Every neighborhood and price point below is Tim's honest local guidance from 36+ years in the Lehigh Valley market, backed by current public data. Tim confirms exact school boundaries, lot lines, and comparables for every address on your short list.

Neighborhoods in Allentown

A quick, honest neighborhood-by-neighborhood snapshot. Price ranges are general guidance from the current market, not guarantees.

01

Downtown Allentown

Walkable urban core, revived

Vibe

Walkable urban core, revived

Schools

Allentown School District, plus charter options like Lehigh Valley Academy

General Price Range

Entry-level rowhomes and renovated buildings, with new-construction premiums in the NIZ core

Pros

  • PPL Center, the Hamilton District, and dining within walking distance
  • New apartments and mixed-use in the Neighborhood Improvement Zone
  • Busiest live-work energy in the Valley
  • Strong appreciation tailwinds

Cons

  • Urban density and parking costs
  • Block-by-block differences in condition
  • City schools shape the buyer pool

Best for

City lovers, young professionals, and investors betting on the downtown revival.

Local Q&A

Is downtown Allentown really coming back?

It is not hype anymore, it is built. The NIZ has driven tens of millions in development, and the PPL Center, new apartments, and the dining scene put real bodies on the street. Buyers today are getting a walkable downtown that did not exist fifteen years ago.

02

West End

Established, tree-lined, character homes

Vibe

Established, tree-lined, character homes

Schools

Allentown School District

General Price Range

Mid-range for Allentown, solid value versus similar neighborhoods in the other cities

Pros

  • Historic homes and quiet streets
  • Cedar Creek Park and the West End Alliance
  • Close to Cedar Crest College
  • Family-friendly block energy

Cons

  • Older mechanicals and systems to budget for
  • Street parking in places
  • School options are city-wide

Best for

Professionals and families who want a real neighborhood without downtown noise.

Local Q&A

West End or Bethlehem for similar money?

The West End buys you more house and lot per dollar, with a calmer street life, while Bethlehem buys the Main Street experience. Same commute geography, different daily rhythm. It comes down to what you picture when you pull into the driveway.

03

South Allentown

Diverse, down-to-earth, park-adjacent

Vibe

Diverse, down-to-earth, park-adjacent

Schools

Allentown School District

General Price Range

Among the lowest entry points in the Valley

Pros

  • Lehigh Parkway at your back door
  • Genuine value for first-time buyers
  • Easy airport and highway access
  • Working investor inventory

Cons

  • Housing stock is older and mixed
  • Fewer walkable commercial strips
  • You will want a car for errands

Best for

First-time buyers, budget-driven movers, and rental investors.

Local Q&A

Is South Allentown safe for families?

South Allentown is a large, mixed area, conditions vary street by street, and that is the honest answer. Street-level feel changes fast, so I always walk the actual block with buyers rather than judging a whole quadrant from one stat.

04

Cedar Crest

Residential corridor near the college

Vibe

Residential corridor near the college

Schools

Boundary dependent: parts feed Allentown SD, parts feed Parkland SD, verified per address

General Price Range

Mid-range to higher, depending on which side of the boundary you land

Pros

  • Cedar Crest College and Route 222 corridor amenities
  • Some blocks gain Parkland school access
  • Established, well-kept homes
  • Fast access to the West End and downtown

Cons

  • Boundary splits the neighborhood
  • Traffic on Cedar Crest Boulevard
  • Premium when the boundary favors you

Best for

Buyers who want an established address and care about the exact school assignment.

Local Q&A

Can Cedar Crest homes really feed Parkland schools?

Some can, and that is the single biggest value swing in Allentown. The Parkland boundary dips into parts of the Cedar Crest corridor, so the same-looking house can feed a different district across the street. I verify the parcel, not the zip, before anyone writes an offer.

05

West Park

Historic green neighborhood near downtown

Vibe

Historic green neighborhood near downtown

Schools

Allentown School District

General Price Range

Mid-range rowhomes and singles, premium for the green space

Pros

  • West Park green itself, a genuine urban gem
  • Walkable to the West End and downtown
  • Historic rowhouse character
  • Community events in the park

Cons

  • Historic homes need care
  • Parking tightens at event times
  • Inventory comes up rarely

Best for

Buyers who want city life with a park out the front door.

Local Q&A

How is West Park different from downtown proper?

West Park is downtown-adjacent, not downtown. You get the same historic city feel but a calmer, greener, more residential street life, and the park anchors a real neighborhood community.

Explore All Lehigh Valley Communities

Schools serving Allentown

In Pennsylvania, your street address determines your public school assignment, so district boundaries matter more than city limits. Allentown homes primarily feed the districts below; Tim verifies the exact boundary for every property you consider.

Allentown School District

Public, K-12 · ~16,000 students across 20+ schools

Official site

Lehigh Valley Academy Regional Charter School

Public Charter, K-12

Official site

Cedar Crest College

Private college

Official site

Muhlenberg College

Private college

Official site
All Lehigh Valley School Districts Relocation School Guide

Commuting from Allentown

To New York City

About 90 minutes by car on I-78, depending on traffic; 60 miles closer than most of New Jersey.

To Philadelphia

Roughly an hour by car via Route 22 / I-476 or the PA Turnpike (Northeast Extension).

Air travel

Lehigh Valley International Airport (ABE) is 10–20 minutes away from most Valley addresses, with flights to major hubs.

Transit

LANTA buses serve the region, and NJ Transit buses run from Easton and Bethlehem to NYC's Port Authority.

New York City: about 90 minutes on I-78 from the city line, with predictable rush-hour windows.

Philadelphia: about an hour via Route 222 to the PA Turnpike or Route 22 to I-476.

Lehigh Valley International Airport: roughly 10 minutes from downtown, a genuine relocation asset.

LANTA runs the region's bus system, and the downtown core is the most transit-connected part of the city.

Cost of living in Allentown

Allentown's cost-of-living index runs near 98 on the standard scale (U.S. average = 100), effectively at the national average, while New Jersey runs near 115 and New York near 125.

Housing is the biggest savings. At a median sale price around $255,000, Allentown is typically the cheapest city entry in the entire Lehigh Valley.

Item Allentown
Overall index (U.S. = 100) ≈ 98
Median sale price ≈ $255K
State income tax 3.07% flat
Property taxes on median home Well under NJ/NY comparables

Cost-of-living index figures are drawn from public index sources (national average = 100) and are general guidance, not a guarantee.

The Allentown market right now

Allentown is the region's value engine. Recent market data shows a median sale price around $255,000 with steady year-over-year appreciation, and demand split between first-time buyers, east-coast transplants, and investors who see the downtown runway.

  • Median sale price around $255,000 in recent Redfin data, the lowest entry point of the three Valley cities.
  • Downtown Allentown continues adding apartments, restaurants, and entertainment through the Neighborhood Improvement Zone.
  • Historic rowhomes and entry singles keep inventory diverse, from sub-$200,000 fixers to renovated downtown units.
  • The city anchors the region's employment base, including Lehigh Valley Health Network and a growing office and life-sciences sector.
  • Airport proximity, I-78/22/222/309 access, and LANTA transit make it the most connected city in the Valley.

Median price figures from recent third-party market data (Redfin and similar); always confirm current comparables with Tim before making an offer.

Full Allentown Community Guide Lehigh Valley Market Data

Things to do in Allentown

Real, named favorites that locals actually use, from Tim's own list of weekend haunts.

Liberty Bell Museum

The church where the Liberty Bell was hidden from the British in 1777, with a full-scale replica on site.

IronPigs at Coca-Cola Park

Triple-A baseball that locals genuinely love, roughly 15 minutes from anywhere in the city.

PPL Center

A 10,000-seat arena that books national concerts and events, right in the NIZ district.

Allentown Art Museum

The region's premier art institution, with a celebrated permanent collection and rotating shows.

Cedar Creek Park and Lehigh Parkway

More than 100 acres of trails, the creek, pool, and the scenic parkway that runs along the Lehigh River.

Hamilton District dining

The revitalized downtown restaurant and bar strip, the most concentrated nightlife in the Valley.

Who is Allentown best for?

First-time buyers

The lowest median entry in the region and a deep pool of starter homes and townhomes.

Budget-conscious NJ/NY transplants

Prices 30% to 50% below comparable NJ/NY zip codes with the same highway access.

Investors

Strong rental demand, downtown appreciation, and multifamily inventory that still pencils.

City-lifestyle buyers

Walkable downtown, arena events, arts, and dining at a fraction of city prices elsewhere.

Hybrid commuters

Ten minutes to ABE airport and 90 minutes to NYC makes the occasional office trip practical.

Not sure it fits? That is exactly what the free call is for. Tim listens to your situation first, then tells you honestly whether Allentown is the right fit or whether a neighboring area fits better.

Allentown relocation FAQ

What is the median home price in Allentown?
Recent market data puts Allentown's median sale price around $255,000, the lowest entry point among the Lehigh Valley's three cities. Entry rowhomes start below that, and renovated downtown or suburban-style homes run higher.
Why are so many people moving to Allentown?
The combination of the lowest city median in the region, a revived downtown, and full highway and airport access. Allentown gets the affordability question answered immediately, which is the first thing out-of-state buyers ask.
Which school district serves Allentown?
The Allentown School District is the primary public district, serving roughly 16,000 students across 20-plus schools, with charter options such as Lehigh Valley Academy available. Parts of the northern city limits feed Parkland School District, so boundaries matter and Tim verifies each address.
Is Allentown a safe place to live?
Allentown is a large, diverse city where conditions vary block by block, which is the honest answer. Value, inventory, and neighborhood feel differ sharply across West End, South Side, downtown, and suburban edges, so the right approach is walking the specific block with an experienced local agent.
How walkable is Allentown?
The downtown NIZ core and the West End are genuinely walkable, with restaurants, the arena, the art museum, and parks. Most of the city is car-oriented, and LANTA bus service covers the region for transit users.
Is Allentown good for investors?
Yes. Entry pricing, university and hospital employment, and the downtown growth runway support strong rental demand. Tim specializes in small multifamily and entry single-family investment in Allentown.

Talk to Tim about Allentown

Get straight answers about moving to Allentown

Send Tim your situation and he will reply personally, usually the same day, with honest guidance on neighborhoods, school boundaries, pricing, and next steps. No spam, no pressure.

Book a free 30-minute relocation call

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Call or text Tim directly

(484) 275-0056

Email Tim

timtepes@gmail.com

Tim Tepes, PA Licensed Associate Broker · REALTOR® · AB062628L. Founder of Tim Tepes Real Estate LLC, with Better Homes and Gardens® Real Estate Cassidon Realty. 36+ years, 700+ documented transactions, 2,000+ clients across Northampton, Lehigh, and Carbon Counties.

Allentown relocation inquiry

Tell Tim where you are coming from, when you plan to move, and what you are looking for.

Your details go straight to Tim, not to a marketing list. No spam, no pressure, and you can stop the conversation anytime.

Keep exploring

Compare Allentown with the other Lehigh Valley relocation guides, or go back to the full hub.

Lehigh Valley Guide

The full-region overview with every city and township compared.

Bethlehem Relocation Guide

Walkable historic charm 20 minutes from Allentown.

Whitehall Relocation Guide

Central commuter value on Allentown's doorstep.

Parkland Relocation Guide

Top-rated schools minutes north of the city.

Relocation Hub

Back to the Moving to the Lehigh Valley hub.

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Tim Tepes · PA Licensed Associate Broker & Realtor®

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