Upper Leacock, PA housing market
Home prices around Upper Leacock have risen about 60% over the past 5 years. Builders were permitted 9 new homes in 2025.
Home values, sales, trends and how Upper Leacock compares with the towns next door — updated as new data is published.
Home prices up 60% in 5 years
The federal house price index for the ZIP codes around Upper Leacock rose 60% over the past 5 years, faster than across Pennsylvania (48%). Last year prices rose 5.1%. Carrying the Census median home value forward with that index puts the typical Upper Leacock home at roughly $562,000 today.
Show as a table
| Year | Change that year | Since 2000 | Pennsylvania since 2000 |
|---|---|---|---|
| 2025 | +5% | +169% | +164% |
| 2024 | +1.3% | +156% | +152% |
| 2023 | +21% | +153% | +138% |
| 2022 | +10% | +109% | +122% |
| 2021 | +13% | +90% | +96% |
| 2020 | +0.7% | +68% | +79% |
| 2019 | +4.4% | +67% | +72% |
| 2018 | +3.5% | +59% | +66% |
| 2017 | +5.9% | +54% | +59% |
| 2016 | −1.5% | +46% | +53% |
| 2015 | +7% | +48% | +49% |
| 2014 | 0% | +38% | +46% |
| 2013 | +0.7% | +38% | +43% |
| 2012 | −4.4% | +37% | +42% |
| 2011 | −0.7% | +43% | +45% |
| 2010 | −3.8% | +44% | +48% |
| 2009 | −2.7% | +50% | +52% |
| 2008 | −0.3% | +54% | +57% |
| 2007 | +4.2% | +55% | +59% |
| 2006 | +7.4% | +48% | +55% |
| 2005 | +11% | +38% | +44% |
| 2004 | +9.9% | +24% | +29% |
| 2003 | +4.5% | +13% | +17% |
| 2002 | +3.1% | +8.3% | +12% |
| 2001 | +5% | +5% | +6.2% |
| 2000 | — | — | — |
Federal Housing Finance Agency House Price Index (annual, developmental) for ZIP codes 17540, 17505, 17601, 17529, covering 72% of Upper Leacock’s land, weighted by land area. It tracks repeat sales and appraisals of the same homes, so it shows how prices changed, not what homes cost. The estimated value scales the Census (ACS 2020-2024) median home value by that change.
9 new homes permitted in 2025
Builders were permitted 9 new homes in Upper Leacock in 2025, all single-family houses, worth about $2.7 million to build. That's 1 per 1,000 residents, slower than across Pennsylvania (2). Over the past 10 years, Upper Leacock has permitted 109 homes in all.
Homes vs. people, 2010–2020
Between the 2010 and 2020 censuses, Upper Leacock gained 213 residents while 101 new homes were permitted: about 2.1 new residents per new home. Building and growth moved roughly in step. Across Pennsylvania: 1.4 new residents per new home.
Residents: U.S. Census Bureau, 2010 and 2020 censuses. New homes: permits issued 2010–2019.
Show as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 5 | 5 | 0 | $1.5 million |
| 2025 | 9 | 9 | 0 | $2.7 million |
| 2024 | 8 | 8 | 0 | $2.4 million |
| 2023 | 8 | 8 | 0 | $2.4 million |
| 2022 | 10 | 10 | 0 | $2.8 million |
| 2021 | 14 | 14 | 0 | $3.6 million |
| 2020 | 12 | 12 | 0 | $3 million |
| 2019 | 12 | 12 | 0 | $3 million |
| 2018 | 12 | 12 | 0 | $3 million |
| 2017 | 12 | 12 | 0 | $3 million |
| 2016 | 12 | 12 | 0 | $3 million |
| 2015 | 8 | 8 | 0 | $1.8 million |
| 2014 | 8 | 8 | 0 | $1.7 million |
| 2013 | 0 | 0 | 0 | — |
| 2012 | 9 | 9 | 0 | $1.8 million |
| 2011 | 12 | 8 | 4 | $2.3 million |
| 2010 | 16 | 10 | 6 | $3.1 million |
| 2009 | 28 | 8 | 20 | $3.6 million |
| 2008 | 34 | 12 | 22 | $4.7 million |
| 2007 | 6 | 6 | 0 | $1.6 million |
| 2006 | 58 | 58 | 0 | $5.7 million |
| 2005 | 14 | 14 | 0 | $1.6 million |
| 2004 | 56 | 7 | 49 | $5.1 million |
| 2003 | 14 | 14 | 0 | $1.8 million |
| 2002 | 17 | 15 | 2 | $3.4 million |
| 2001 | 16 | 8 | 8 | $2.1 million |
| 2000 | 31 | 11 | 20 | $3.1 million |
Upper Leacock's permit office didn't report to the Census in 2025, so the 2025 figures are Census estimates.
How Upper Leacock ranks on new homes being built →
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey, through August 2026.
Upper Leacock and its neighbors
| Town | 1-yr change | 2-bed rent | New homes 2025 | Median income |
|---|---|---|---|---|
| Upper Leacock | +5.1%† | $1,760 | 9 | $83,818 |
| Leacock | — | $1,640 | 8 | $83,260 |
| Manheim | +6.3%† | $1,670 | 163 | $102,134 |
| West Earl | +5.2%† | $1,430 | 5 | $98,068 |
| Earl | +3.7%† | $1,440 | 3 | $83,793 |
| East Lampeter | +3.4%† | $1,610 | 19 | $87,361 |
† FHFA price index change, where Zillow has no home value for the town.
4 years of income
The typical Upper Leacock home costs about 4 years of the town's median household income, about the same as across Pennsylvania (3.7).
How Upper Leacock ranks on affordability →
Home value ÷ ACS median household income.
Owners, rent & taxes
U.S. Census Bureau, ACS 2020-2024.
A two-bedroom rents for about $1,760
HUD's Fair Market Rent for a two-bedroom in Upper Leacock is $1,760 a month, utilities included: roughly what a modest, recently rented unit costs. Renters already in Upper Leacock pay a median of $1,432, so moving in tends to cost more than staying put. A two-bedroom takes about 25% of the town's median household income.
Studio $1,280 · 4 bedrooms $2,330
U.S. Department of Housing and Urban Development, FY2026 Fair Market Rents by ZIP code (17505, 17529, 17540, 17601; Lancaster, PA MSA), weighted by land area. A Fair Market Rent is the 40th-percentile rent plus utilities for a standard unit. Median rent: U.S. Census Bureau, American Community Survey.
Home values: Zillow Home Value Index (ZHVI), Zillow Research. Sales, days on market and supply: Redfin Data Center. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Price trend: Federal Housing Finance Agency House Price Index. Fair Market Rents: U.S. Department of Housing and Urban Development. Listings link to their publishers.