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Beautiful suburban home in the Lehigh Valley Pennsylvania

Lehigh Valley Relocation Guide · Lehigh & Northampton Counties

Moving to the Lehigh Valley, PA

About 90 minutes to both New York City and Philadelphia, a region growing faster than 92% of U.S. counties, and home prices that still make sense. This is the honest full-picture guide.

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708,000+
Region population (Census V2025)
Top 8%
U.S. counties for growth since 2020
~90 min
To NYC · ~60 min to Philly
≈ 100
Cost-of-living index, near U.S. average

Why move to the Lehigh Valley?

The Lehigh Valley is the metro area formed by Lehigh and Northampton Counties in eastern Pennsylvania, anchored by the three cities of Allentown, Bethlehem, and Easton and surrounded by more than 60 boroughs and townships. The region's combined population has topped 708,000 in the latest Census estimates, and it is one of the fastest-growing parts of the Northeast. An analysis of Census data by the Lehigh Valley Economic Development Corporation puts Lehigh and Northampton Counties in the top 8% of all U.S. counties for population growth since 2020, with about 21,000 net new residents, most of them people moving in from somewhere else.

Most of those movers come from close by. In the Census Bureau's 2024 migration data, New Jersey (38,467 people), New York (29,274), and Florida (25,048) were the top three states people moved from to Pennsylvania. The draw is simple to explain: roughly 90 minutes to New York City and about an hour to Philadelphia, a cost of living right around the U.S. average, and median home prices well below what those same buyers were paying before.

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.

Seven areas, one region

The Lehigh Valley is really seven distinct areas in one region. Start with the area that fits your priorities, then use the linked guide to go neighborhood by neighborhood.

01

Allentown

Urban core with a revitalized downtown

Vibe

Urban core with a revitalized downtown

Schools

Allentown School District, plus charter options

General Price Range

Lowest entry point in the region, median sale price around $255K in recent data

Pros

  • Most affordable median in the Valley
  • Walkable downtown with PPL Center and the Hamilton District
  • Strong investor and first-time buyer pool
  • 10 minutes to ABE airport

Cons

  • School district perception varies by neighborhood
  • Urban parking and density in the core
  • Conditions vary block by block

Best for

Buyers stretching a budget, city-lifestyle lovers, and investors looking for entry pricing.

Local Q&A

Is Allentown really the cheapest city to buy into?

In current market data, yes. Allentown's median sale price sits around $255,000, the lowest of the three Valley cities, and the gap with Bethlehem and Easton has widened in the past year. That entry pricing is why so many first-time buyers and investors start their search here.

02

Bethlehem

Historic charm, UNESCO heritage, festivals

Vibe

Historic charm, UNESCO heritage, festivals

Schools

Bethlehem Area School District (~14,000 students)

General Price Range

Median sale price around $318K in recent data; rowhomes and condos below, township homes above

Pros

  • Walkable Historic Main Street and South Side
  • Musikfest, Christkindlmarkt, SteelStacks culture
  • UNESCO World Heritage designation
  • Strong rental demand near Lehigh University

Cons

  • Tight historic housing stock sells fast
  • Older homes need maintenance budgets
  • School choice is one large district

Best for

Buyers who want character, culture, walkability, and proven resale demand.

Local Q&A

Is Bethlehem walkable enough to skip a second car?

In the North Side and South Side cores, yes, more than anywhere else in the Valley. Main Street shopping, the South Bethlehem Greenway, and many restaurants are genuinely walkable, and LANTA covers the rest. Most buyers still keep one car for commuting and Costco runs.

03

Easton

Historic river town at the NJ line

Vibe

Historic river town at the NJ line

Schools

Easton Area School District; Wilson Area schools nearby

General Price Range

Typical citywide values roughly $290K to $375K, with wide variety by neighborhood

Pros

  • 15 minutes closer to New Jersey than Bethlehem
  • Oldest farmers market in America, on Centre Square
  • State Theatre and D&L river trail
  • I-78 runs straight to NYC

Cons

  • Popular zip codes sell quickly
  • Reward requires some renovation in the West Ward
  • Commute traffic on I-78 at rush hour

Best for

NJ-bound commuters, historic-home lovers, and food-scene buyers.

Local Q&A

How much faster is the commute from Easton than from Allentown?

About 15 minutes to northern New Jersey, and it matters at rush hour. Easton sits closest to the I-78 corridor, and many NJ and NYC commuters tell me that extra 15 minutes is the difference between a daily doable drive and a grind.

04

Northampton Area

Suburban borough plus Allen Township mix

Vibe

Suburban borough plus Allen Township mix

Schools

Northampton Area School District (~5,500 students)

General Price Range

ZIP 18067 median around $330K in recent data, with value options on the township fringes

Pros

  • Genuine small-town Main Street
  • Lehigh River waterfront and trails
  • Quick runs to Easton and Bethlehem
  • Room to spread out on the township side

Cons

  • Fewer big-city amenities in town
  • School district spans a large area
  • Inventory is limited and steady

Best for

Families, downsizers, and commuters who want value plus a real community.

Local Q&A

Is the Northampton side more affordable than Parkland?

Meaningfully, yes. The Northampton Area School District market runs well below Parkland pricing, and you keep the same access to Route 22, I-78, and the airport. You trade some school-district premium for a more down-to-earth price.

05

Parkland

The region's most in-demand school district

Vibe

The region's most in-demand school district

Schools

Parkland School District (~9,500 students, largest high school in the Valley)

General Price Range

Township medians roughly $380K to $480K depending on which of the three townships

Pros

  • Top-rated district, the region's most sought after
  • Established and newer subdivisions
  • Larger lots, quiet streets
  • Strong resale demand

Cons

  • Premium pricing over surrounding areas
  • School-choice premium adds carrying cost
  • Less city walkability

Best for

Families who rank schools first and buyers who want stable suburban value.

Local Q&A

Is Parkland School District worth the price premium?

For most families ranking schools number one, the premium is very defensible, because the district draws buyers from across the region and resale demand stays strong. But it is the most expensive entry of the seven areas, so I always run the honest math on taxes and budget before recommending it.

06

Whitehall

Central, connected, every amenity nearby

Vibe

Central, connected, every amenity nearby

Schools

Whitehall-Coplay School District (~5,200 students)

General Price Range

Medians around $300K to $320K in recent data, with strong value on the edges

Pros

  • I-78 and Route 22 right at your door
  • Lehigh Valley Mall and retail everywhere
  • Ironton Rail Trail for recreation
  • 10 minutes to the airport

Cons

  • Retail traffic on main corridors
  • Less historic charm than the cities
  • School district less celebrated than Parkland

Best for

Commuters, first-time buyers, and anyone who wants convenience without city prices.

Local Q&A

Is Whitehall really only minutes from everything?

Basically. Whitehall sits between Allentown and the Route 22/I-78 corridors, with the mall, groceries, the airport, and downtown Allentown all inside a ten-minute ring. That central location is the main reason its inventory turns over so steadily.

07

Easton Area Communities & Beyond

The rest of the region's townships and boroughs

Vibe

The rest of the region's townships and boroughs

Schools

Various districts including Wilson Area, Nazareth Area, Saucon Valley, and more

General Price Range

From entry-level boroughs into the $500K-plus estate market

Pros

  • A neighborhood for every budget and lifestyle
  • 60+ boroughs and townships to explore
  • Rural and estate options close to town

Cons

  • Boundaries and districts vary widely
  • Some areas need a car for everything

Best for

Anyone who wants the right fit over the famous name.

Local Q&A

There are 60-plus communities. Where do I even start?

You start with three questions: schools, commute, and budget. Answer those honestly and the list collapses from 60 to five or six real candidates. That is exactly what the free call covers.

Explore All Lehigh Valley Communities

Schools serving Lehigh Valley

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

Parkland School District

Public, K-12 · ~9,500 students · serves North Whitehall, South Whitehall, Upper Macungie, and parts of northern Allentown

District profile Official site

Bethlehem Area School District

Public, K-12 · ~14,000 students · 22+ schools

District profile Official site

Northampton Area School District

Public, K-12 · ~5,500 students

District profile Official site

Whitehall-Coplay School District

Public, K-12 · ~5,200 students

District profile Official site

Easton Area School District

Public, K-12 · ~7,900 to 9,000 students

Official site

Allentown School District

Public, K-12 · ~16,000 students

Official site

Wilson Area School District

Public, K-12 · ~2,120 students · 5 schools, next to Easton

Official site

Moravian University & Lehigh University

Private universities

Official site
All Lehigh Valley School Districts Relocation School Guide

Commuting from Lehigh Valley

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 most of the Valley, 2 hours or more at peak into Manhattan. NJ Transit buses run from the Easton terminal and Bethlehem to Port Authority.

Philadelphia: about an hour on the PA Turnpike Northeast Extension (I-476) or Route 22/611 combos, depending on which side of the Valley you start from.

Lehigh Valley International Airport (ABE) is 10 to 20 minutes from almost everywhere in the region, with daily flights to major hubs, which matters more to relocators than most people expect.

The honest framing: the city-center-to-city-center times are good, and the traffic windows are predictable. Pick a Valley side that matches where you actually drive.

Cost of living in Lehigh Valley

The Allentown-Bethlehem-Easton metro indexes right around the U.S. average for overall cost of living, roughly 97 to 99 on the standard 100 scale, while New Jersey indexes near 115 and New York around 125. BEA regional price parity data puts Pennsylvania at about 97.5, New Jersey at about 108.9, and the New York metro at about 112.6.

Housing is where the savings concentrate: the Valley median is a fraction of comparable NJ and NY metros, and Pennsylvania flattens the income tax at 3.07% with no tax on clothing sales.

Item Lehigh Valley
Overall index (U.S. = 100) ≈ 97 to 99
Median home price Mid-$300,000s across the region
State income tax 3.07% flat
Sales tax on clothing 0%
New Jersey index for comparison ≈ 115
New York index for comparison ≈ 125

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

The Lehigh Valley market right now

In the most recent Greater Lehigh Valley REALTORS report, the July 2026 median sales price reached a record $389,500 with year-over-year growth of 3.9%. That is a steady picture: rising values, tight inventory, and no sign of the double-digit swings some metros saw.

  • Median sales price of $389,500 region-wide (July 2026), with a wide spread from entry points below $200,000 in some boroughs to $500,000-plus in Parkland and Saucon Valley areas.
  • Active inventory far below a balanced market, so well-priced properties still attract multiple offers and move quickly.
  • Population of about 708,000 across Lehigh and Northampton Counties (2025 Census estimates), with net in-migration driving steady growth.
  • Consistently one of the fastest-growing metro areas in the Northeast, with new residents arriving from New Jersey, New York, and beyond.
  • A diversified economy across healthcare, manufacturing, logistics, and education that supports housing demand throughout the region.

Median price, days on market, and growth figures come from the most recent Greater Lehigh Valley REALTORS market reports; population and migration figures from U.S. Census Bureau estimates and LVEDC analysis.

Full Lehigh Valley Community Guide Lehigh Valley Market Data

Things to do in Lehigh Valley

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

Musikfest and Christkindlmarkt

Bethlehem's summer music festival and holiday market are the region's signature events, drawing visitors from across the Northeast.

SteelStacks and the Hoover-Mason Trestle

The former Bethlehem Steel site is now an arts and entertainment campus with concerts, films, and the iconic blast furnaces.

Easton Farmers' Market

The oldest continuously operating open-air market in the U.S., on Centre Square every Saturday, year-round.

Allentown Art Museum and the PPL Center

A top regional museum plus a 10,000-seat arena for concerts and IronPigs-adjacent energy.

D&L National Heritage Corridor

165 miles of connected river trails along the Delaware and Lehigh for biking, running, and scenery.

Lehigh Valley Zoo and Trexler Nature Preserve

1,108 acres of preserve with a working zoo, minutes from northern Lehigh County homes.

Who is Lehigh Valley best for?

NJ and NY transplants

Three of the top four sources of new PA residents, and the Valley is the closest full-value alternative to the NYC metro.

First-time buyers

Entry prices in Allentown and Northampton sit far below neighboring states, with PA buyer programs available.

Remote and hybrid workers

Space, fiber internet, and an airport, 90 minutes from the office when you actually need to go in.

Families

Seventeen public school districts, from nationally recognized Parkland to intimate small-town districts.

Investors

Rental demand from Lehigh University, hospitals, and a growing population keeps cap rates among the best in the Northeast.

Downsizers

Maintenance-free villas, townhomes, and 55+ communities sit within minutes of healthcare systems and family.

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

Lehigh Valley relocation FAQ

How far is the Lehigh Valley from New York City and Philadelphia?
About 90 minutes to New York City and roughly an hour to Philadelphia by car from most of the Valley, longer at peak traffic. I-78 runs east to the NYC metro, and the PA Turnpike Northeast Extension and Route 22 lead south toward Philadelphia.
Why are people moving to the Lehigh Valley?
The Census Bureau's 2024 migration data shows New Jersey (38,467), New York (29,274), and Florida (25,048) as the top states people moved to Pennsylvania from. The reasons are affordability, schools, commute access, and a growing job base anchored by healthcare, manufacturing, logistics, and two universities.
What is the population of the Lehigh Valley?
Lehigh and Northampton Counties together have a population above 708,000 in the latest Census estimates, up about 21,000 since 2020. LVEDC analysis of Census data ranks both counties in the top 8% of U.S. counties for growth since 2020.
Which is cheaper, the Lehigh Valley or New Jersey?
Substantially cheaper. The Allentown-Bethlehem-Easton metro cost-of-living index runs near the U.S. average (roughly 97 to 99), while New Jersey runs near 115. Median home prices are typically 30% to 50% lower, and PA flattens income tax at 3.07%.
What are the best school districts in the Lehigh Valley?
Parkland is the region's most in-demand district, with about 9,500 students and the largest high school in the Valley. Nazareth Area, Saucon Valley, Southern Lehigh, and Salisbury Township also rank well, alongside the large Bethlehem Area and Allentown districts.
What is the best place to live in the Lehigh Valley?
There is no single best, only the best fit. Allentown is the value entry point, Bethlehem has the walkable historic core, Easton is closest to New Jersey, Parkland leads on schools, Whitehall wins on location, and Northampton Area offers small-town value. Tell Tim your priorities and he will narrow it with you.
How can Tim Tepes help with a move to the Lehigh Valley?
Tim is a PA Licensed Associate Broker with 36+ years, 700+ documented transactions, and 2,000+ clients in this exact region. He verifies school boundaries, walks every neighborhood question with you, and gives honest pricing guidance. Book a free call at calendly.com/timtepes/30min or call (484) 275-0056.

Talk to Tim about Lehigh Valley

Get straight answers about moving to Lehigh Valley

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.

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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.

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

Allentown Relocation Guide

Value entry, downtown energy, and the region's lowest median.

Bethlehem Relocation Guide

Walkable historic charm, UNESCO heritage, festivals year-round.

Easton Relocation Guide

Closest to New Jersey, historic river town, food scene.

Northampton Area Relocation Guide

Small-town value with a real Main Street and riverfront.

Parkland Relocation Guide

The region's most in-demand school district and suburban stability.

Whitehall Relocation Guide

Central location, commuter access, and approachable prices.

Relocation Hub

Back to the full Moving to the Lehigh Valley hub.

Ready to start your move to Lehigh Valley?

Tim has helped thousands of families relocate to the Lehigh Valley. Schedule a free consultation and get honest answers about neighborhoods, schools, commuting, and what your budget really buys.

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Tim Tepes · PA Licensed Associate Broker & Realtor®

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