3-digit ZIP regional index
Home appreciation in ZIP codes 176xxLancaster, PA area
FHFA HPI® data shows the regional home price index for ZIP codes beginning with 176 changed +5.1% over the year to Q2 2026, compared with +4.7% for Pennsylvania and +3.0% for the United States.
The region covers ZIP codes 17601–17606. Most of its 2010 population lived in Lancaster County (100%). Communities in the region include Willow Street, Lampeter, Millersville, Witmer, Leola. This is a regional index, not a ZIP5, street, or individual-home estimate.
- 1-year change
- +5.1%
- 5-year change
- +50.8%
- Since Q1 1995
- +262%
- National rank (1 year)
- 253rd
Year to Q2 2026
vs U.S. +41.3%
vs U.S. +292%
of 882 ZIP3 regions
ZIP3 176 vs Pennsylvania and the U.S.
FHFA HPI® all-transactions index, rebased so Q1 1995 = 100, through Q2 2026
- ZIP3 176: 361.6
- Pennsylvania: 355.6
- Lancaster, PA metro: 359.9
- United States: 391.6
Want a different starting year? Rebase this chart or compare with another ZIP3.
Appreciation by time window
| Window | ZIP3 176 | PA | U.S. | Gap vs PA | Gap vs U.S. |
|---|---|---|---|---|---|
| 1 year | +5.1% | +4.7% | +3.0% | +0.5 pts | +2.1 pts |
| 3 years | +15.4% | +18.1% | +12.9% | −2.6 pts | +2.6 pts |
| 5 years | +50.8% | +44.2% | +41.3% | +6.6 pts | +9.5 pts |
| 10 years | +106% | +86.9% | +93.3% | +19.4 pts | +12.9 pts |
| Since Q1 1995 | +262% | +256% | +292% | +6.0 pts | −29.9 pts |
If you bought in ZIP3 176 in…
Applying the regional index change from the same quarter of each year to Q2 2026 to an example $300,000 purchase price. Individual homes can differ widely from the regional average.
| Bought in | Index change | $300,000 then, at the regional rate |
|---|---|---|
| Q2 1995 | +259% | $1,078,009 |
| Q2 2000 | +233% | $998,252 |
| Q2 2005 | +146% | $737,007 |
| Q2 2010 | +120% | $658,652 |
| Q2 2015 | +116% | $649,425 |
| Q2 2020 | +71.5% | $514,513 |
| Q2 2021 | +50.8% | $452,377 |
| Q2 2023 | +15.4% | $346,239 |
| Q2 2025 | +5.1% | $315,386 |
How ZIP3 176 ranks
Over the past year ZIP3 176 ranks 253rd of 882 3-digit ZIP regions nationally and 25th of 46 in Pennsylvania. Its one-year change is +2.1 pts versus the nation and +0.5 pts versus Pennsylvania. Rank 1 is the strongest appreciation.
| Window | National rank | Rank in Pennsylvania |
|---|---|---|
| 1 year | 253rd of 882 | 25th of 46 |
| 3 years | 430th of 882 | 39th of 46 |
| 5 years | 226th of 882 | 11th of 46 |
| 10 years | 240th of 882 | 3rd of 46 |
| Since Q1 1995 | 439th of 879 | 9th of 46 |
Boom, bust, and recovery in ZIP3 176
ZIP3 176's index peaked in Q1 2008, fell 7.4% to its low in Q2 2012, and regained its peak in Q2 2016, about 8.2 years after the top. Today it sits +111% 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 |
|---|---|---|---|---|---|
| ZIP3 176 | Q1 2008 | Q2 2012 | -7.4% | Q2 2016 (8.2 yrs) | +111% |
| PA | Q1 2008 | Q2 2012 | -9.4% | Q2 2017 (9.2 yrs) | +83.0% |
| Metro | Q1 2008 | Q2 2012 | -9.2% | Q2 2017 (9.2 yrs) | +99.5% |
| U.S. | Q1 2007 | Q2 2012 | -19.0% | Q4 2016 (9.8 yrs) | +89.3% |
Appreciation after inflation
Adjusting for consumer price inflation, ZIP3 176's index has changed +63.3% in real terms since Q1 1995. Home prices vs inflation
| Window | Inflation (CPI-U) | ZIP3 176 after inflation | PA after inflation | Metro after inflation | U.S. after inflation |
|---|---|---|---|---|---|
| 1 year | +3.9% | +1.2% | +0.8% | +2.3% | -0.8% |
| 3 years | +9.8% | +5.1% | +7.5% | +7.6% | +2.8% |
| 5 years | +24.0% | +21.6% | +16.3% | +24.2% | +13.9% |
| 10 years | +39.1% | +48.3% | +34.4% | +46.0% | +39.0% |
| Since Q1 1995 | +121% | +63.3% | +60.6% | +62.5% | +76.8% |
Estimate appreciation for a home in ZIP3 176
Regional estimate
$618,790
- Estimated gain
- $318,790
- Index change
- +106%
- Start index
- 175.31
- End index
- 361.60
ZIP3 176 (Lancaster, PA area), Q2 2016 to Q2 2026. Index type: Native 3-Digit ZIP index.
Nearby 3-digit ZIP regions
| 3-digit ZIP region | State | 1 year | 5 years | Since Q1 1995 |
|---|---|---|---|---|
| 175 · Ephrata, PA area | PA | +6.9% | +57.0% | +262% |
| 174 · York, PA area | PA | +5.0% | +49.9% | +209% |
| 196 · Reading, PA area | PA | +4.9% | +56.8% | +230% |
| 193 · West Chester, PA area | PA | +2.6% | +45.8% | +262% |
| 173 · Hanover, PA area | PA | +6.1% | +45.4% | +218% |
| 171 · Harrisburg, PA area | PA | +3.8% | +49.0% | +209% |
Recent quarterly index values
| Period | Index |
|---|---|
| Q2 2026 | 361.60 |
| Q1 2026 | 361.61 |
| Q4 2025 | 357.69 |
| Q3 2025 | 354.26 |
| Q2 2025 | 343.96 |
| Q1 2025 | 337.80 |
| Q4 2024 | 337.88 |
| Q3 2024 | 335.68 |
| Q2 2024 | 335.03 |
| Q1 2024 | 322.62 |
| Q4 2023 | 318.37 |
| Q3 2023 | 312.67 |
Frequently asked questions
- How much have home prices risen in ZIP codes starting with 176?
- Based on FHFA HPI® data for 3-digit ZIP region 176, the regional index changed +5.1% over the year to Q2 2026, +50.8% over five years, +106% over ten years, and +262% since Q1 1995.
- Is ZIP3 176 appreciating faster than Pennsylvania and the U.S.?
- Over the past year the region's index +5.1% compares with +4.7% for Pennsylvania and +3.0% for the U.S., a gap of +2.1 pts versus the nation. Over five years the gap versus the nation is +9.5 pts.
- Which ZIP codes are in 3-digit ZIP region 176?
- All ZIP codes that begin with 176. Census 2010 ZIP Code Tabulation Areas in this region run from 17601 to 17606 (4 areas). FHFA publishes one index for the whole 3-digit region, not for each 5-digit ZIP code.
- Can I use this to value my home?
- No. The FHFA HPI® is a broad regional index of average price movement. It is not an appraisal, tax assessment, or automated valuation of any individual property. Use it as general context alongside local sales and a professional opinion.