Property Makler
Advanced analytics for residential real estate investing

Scranton--Wilkes-Barre, PA housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$123	$136	$142	$148	15%	10.6%	4.4%	4.2%
Active Listing Count	797	831	902	1,063	17.9%	4.3%	8.5%	17.8%
Median Days on Market	63	54	63	54	14.5%	-14.3%	16.7%	-14.3%
Share of listings with price increase	0.5%	0.3%	0.3%	0.4%
Share of listings with price decrease	12%	14.5%	15.9%	18.4%

* last available value

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

The Scranton-Wilkes-Barre Metropolitan Statistical Area (MSA) spans Lackawanna, Luzerne, and Wyoming counties in Northeastern Pennsylvania's Wyoming Valley, known for anthracite coal history.
Total population: 574,009 (2024 estimate), covering 4,522 km² with density of 126.9/km².
Key cities: Scranton (largest, pop. 77,291), Wilkes-Barre, Hazleton; includes over 40 boroughs functioning as a continuous urban corridor.
Urban population dominates (432,458 vs. rural 135,101 in 2020), with aging demographics (20% over 65).

Area	City/Town	Population	Density (per sq mi)	Income	Quality of Schools (GreatSchools range)	Crime Level	Property Tax (%)	Comments
Lackawanna County (North)	Scranton	77,291	2,900	Low-Med ($45k median household)	4-7	High (urban property/violent crime)	2.5%	Economic hub; Electric City; healthcare/education focus.
Lackawanna County (North)	Clarks Summit	15,000	1,200	High ($70k+)	7-9	Low	2.4%	Suburban appeal; proximity to Scranton jobs.
Luzerne County (Central Wyoming Valley)	Wilkes-Barre	44,328	3,200	Low ($42k median)	3-6	High (drugs/property crime)	2.6%	Declining pop.; university presence; flood-prone.
	Hazleton	31,441	4,100	Low ($38k)	2-5	High (gangs/violent)	2.7%	Hispanic growth; logistics hub; affordability issues.
	Pittston	7,800	3,000	Med ($50k)	5-7	Med	2.5%	Valley center; airport access.
Wyoming County (East)	Tunkhannock	1,800	1,100	Med-High ($55k)	6-8	Low	2.3%	Rural charm; agriculture/tourism.
Wyoming County (East)	Dallas	15,000	1,400	High ($65k)	7-9	Very Low	2.2%	Back Mountain suburbs; family-friendly.

To view all table columns, please open this table on a laptop or desktop screen.

No local personal income taxes beyond PA state 3.07%; property taxes county-based, avg. 2.4% effective rate.
Density highest in core cities; suburbs/rural lower.
School ratings from GreatSchools.org aggregates; crime from FBI UCR data trends.

Median household income: $56,600 (MSA avg.); per capita $32,000; poverty rate 14.5%.
Income disparity: Core cities low ($38k-$45k); suburbs high ($60k+).
Bachelor's degree or higher: 24% (adults 25+); high school 92%.
Education levels lag national avg. (33% bachelor's); stronger in healthcare/education fields.
Aging workforce: 59% ages 18-64; retiree influx boosts senior housing demand.
Hispanic population 11.5% (growing), often lower income segments.

Healthcare/social assistance: 18% employment; largest sector (Geisinger, Wilkes-Barre VA).
Education: 12%; universities like Wilkes, Marywood drive jobs.
Retail/trade: 13%; logistics via I-81, Lehigh Valley proximity.
Manufacturing: 10%; legacy rail/coal transitioned to light industry.
Professional services/finance: 8%; Scranton as regional hub.
Declining: Mining (under 1%), traditional manufacturing.
Unemployment: 4.2%; labor force 280,000.

Zoning: Moderately open in suburbs (Dallas, Clarks Summit); strict in cores (Scranton historic districts limit density).
Regulatory strictness: PA Uniform Construction Code; local flood regs in Wyoming Valley raise costs 10-15%.
Construction workforce: Low cost ($45/hr avg. labor); ample local trades from manufacturing base.
New permits: 1,200 units/year; inventory aging (1960s median build).
Land availability: Abundant rural; constrained urban redevelopment sites.
Supply growth slow: 0.5% annual units added vs. national 1.2%.

Migration: Net out -0.2%/year; retirees in, young out to Philly/NYC; Hazleton +1% Hispanic in-migration.
Growing industries: Healthcare (+2%/year jobs); logistics/warehousing (Amazon facilities, I-81 boom).
Declining: Retail (-1%); manufacturing pockets.
Remote work influx: Suburbs gain Philly commuters post-COVID.
Affordability draws: Median home $180k vs. national $400k fuels first-time buyers.
Demand steady: Sales up 3% YoY; inventory 4 months.

Aging housing stock: 45% pre-1980; high maintenance costs, lead/asbestos risks.
Flood vulnerability: Susquehanna River; 2011 damage lingers, insurance premiums +20%.
Low inventory: Seller's market in suburbs; bidding wars push prices 5% annual.
Depopulation pressure: Wilkes-Barre -1%/decade; vacant properties 8% urban.
Affordability strain: Rents $1,100 median; 30% income burdened.
Labor shortages: Skilled trades aging out; delays new builds 6 months.
Infrastructure: Roads/sewers aging; tax base limits upgrades.

Area	Appreciation Potential	Risk	Key Drivers
Clarks Summit/Dallas (Suburbs)	High	Low	Remote work migration; top schools; low crime; 6-8% YoY gains.
Hazleton (South)	Med-High	Med	Logistics growth; pop. influx; affordability; 5% gains but crime drag.
Scranton North Side	Medium	Med	Healthcare jobs; revitalization; 4% steady but urban risks.
Wilkes-Barre Core	Low-Med	High	Pop. decline; floods; vacancies; 2% gains max.
Tunkhannock Rural	Low	Med	Limited jobs; aging; lifestyle appeal caps at 1-3%.

Overall MSA appreciation: 4.2% annualized past 5 years; suburbs outperform cores.
Risks tied to economy (healthcare dependent); opportunities in multifamily near jobs.