Metro area index
Home appreciation in the Lancaster, PA metro area
FHFA HPI® data shows the Lancaster, PA metro area's all-transactions index changed +6.3% over the year to Q2 2026, versus +4.7% for Pennsylvania and +3.0% for the U.S. That ranks 54th of 410 metro areas and divisions FHFA tracks.
- 1-year change
- +6.3%
- 5-year change
- +54.0%
- Since Q1 1995
- +260%
- Metro rank (1 year)
- 54th
U.S. +3.0%
U.S. +41.3%
U.S. +292%
of 410
Lancaster, PA vs Pennsylvania and the U.S.
FHFA HPI® all-transactions index, rebased so Q1 1995 = 100, through Q2 2026
- Lancaster, PA: 359.9
- Pennsylvania: 355.6
- United States: 391.6
Appreciation by time window
| Window | Metro | PA | U.S. | Gap vs PA | Gap vs U.S. |
|---|---|---|---|---|---|
| 1 year | +6.3% | +4.7% | +3.0% | +1.6 pts | +3.2 pts |
| 3 years | +18.1% | +18.1% | +12.9% | +0.1 pts | +5.3 pts |
| 5 years | +54.0% | +44.2% | +41.3% | +9.8 pts | +12.8 pts |
| 10 years | +103% | +86.9% | +93.3% | +16.1 pts | +9.7 pts |
| Since Q1 1995 | +260% | +256% | +292% | +4.3 pts | −31.7 pts |
3-digit ZIP regions in the Lancaster, PA area
Regions with at least 10% of their 2010 population inside the metro, largest overlap first. A 3-digit ZIP region can extend beyond the metro boundary.
| 3-digit ZIP region | State | 1 year | 5 years | Since Q1 1995 | Population in metro |
|---|---|---|---|---|---|
| 176 · Lancaster, PA area | PA | +5.1% | +50.8% | +262% | 100% |
| 175 · Ephrata, PA area | PA | +6.9% | +57.0% | +262% | 100% |
Boom, bust, and recovery in Lancaster, PA area
Lancaster, PA area's index peaked in Q1 2008, fell 9.2% to its low in Q2 2012, and regained its peak in Q2 2017, about 9.2 years after the top. Today it sits +99.5% versus that 2000s peak. How every state and ZIP region fared
| Area | 2000s peak | Low point | Peak to low | Back to peak | Today vs peak |
|---|---|---|---|---|---|
| Metro | Q1 2008 | Q2 2012 | -9.2% | Q2 2017 (9.2 yrs) | +99.5% |
| PA | Q1 2008 | Q2 2012 | -9.4% | Q2 2017 (9.2 yrs) | +83.0% |
| U.S. | Q1 2007 | Q2 2012 | -19.0% | Q4 2016 (9.8 yrs) | +89.3% |
Appreciation after inflation
Adjusting for consumer price inflation, Lancaster, PA area's index has changed +62.5% in real terms since Q1 1995. Home prices vs inflation
| Window | Inflation (CPI-U) | Metro after inflation | PA after inflation | U.S. after inflation |
|---|---|---|---|---|
| 1 year | +3.9% | +2.3% | +0.8% | -0.8% |
| 3 years | +9.8% | +7.6% | +7.5% | +2.8% |
| 5 years | +24.0% | +24.2% | +16.3% | +13.9% |
| 10 years | +39.1% | +46.0% | +34.4% | +39.0% |
| Since Q1 1995 | +121% | +62.5% | +60.6% | +76.8% |
If you bought in the Lancaster, PA area in…
An example $300,000 purchase grown at the metro index rate to Q2 2026.
| Bought in | Index change | $300,000 then, at the metro rate |
|---|---|---|
| Q2 1995 | +253% | $1,058,337 |
| Q2 2000 | +219% | $956,762 |
| Q2 2005 | +134% | $701,319 |
| Q2 2010 | +111% | $631,757 |
| Q2 2015 | +111% | $632,905 |
| Q2 2020 | +71.7% | $514,958 |
| Q2 2021 | +54.0% | $462,122 |
| Q2 2023 | +18.1% | $354,331 |
| Q2 2025 | +6.3% | $318,761 |
Frequently asked questions
- How much have home prices risen in the Lancaster, PA area?
- FHFA HPI® data for the Lancaster, PA metro area shows changes of +6.3% over one year, +54.0% over five years, and +103% over ten years to Q2 2026, and +260% since Q1 1995.
- Is the Lancaster, PA area beating the national average?
- Over the past year the metro's index moved +3.2 pts versus the U.S.; over five years the gap is +12.8 pts.
- What area does this metro index cover?
- FHFA computes metro indexes using the counties in each OMB-defined metropolitan statistical area. The index covers the whole area, so individual neighborhoods and homes can differ from it.