Español

Este sitio también está en español. Leer en español

City · 13,212 residents · Butler County, Pennsylvania

Butler , Pennsylvania

In Butler, a typical home is worth $108,100 and typical rent is $818 a month. Compared with all of Butler County, the typical home value is 63% lower, typical household income is 51% lower, and the share of households that own their home is 31 points lower.

WhatsApp

  • Typical home value

    $108,100

    63% below the county

    58% below Pennsylvania

    • Butler
    • County
    • Pennsylvania

  • Typical rent

    $818a month

    21% below the county

    32% below Pennsylvania

    • Butler
    • County
    • Pennsylvania

  • Typical household income

    $44,247a year

    51% below the county

    43% below Pennsylvania

    • Butler
    • County
    • Pennsylvania

  • Households that own their home

    46%

    31 points below the county

    23 points below Pennsylvania

    • Butler
    • County
    • Pennsylvania

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$252,867
2.4% more than 12 months ago
Typical rent
$931 a month
9.3% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Butler is in Butler County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Butler County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Butler apart

What this place has that others do not, from public data, most unusual first.

  1. 46% of households in Butler own their home, against 77% in Butler County.

  2. The typical home in Butler is worth $108,100, 63% less than in Butler County as a whole ($294,200).

  3. The typical household income in Butler is $44,247, 51% less than in Butler County as a whole ($89,843).

  4. The typical rent in Butler is $818 a month, 21% less than in Butler County as a whole ($1,041).

  5. 13% of households in Butler have no internet at home (7% in Butler County).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Butler

What homes there are in Butler, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses are the majority in Butler (53%), but less so than in Butler County (70%).

Year built

Old homes abound here: at least half date from before 1940, and 74% were built before 1960.

There are fewer big homes in Butler than in Butler County: 46% have 3 bedrooms or more, against 68%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Butler County is $1,389; about 90% of rents in Butler are below it.

With a mortgage

$1,132 a month

Butler County: $1,845 a month

Without a mortgage

$530 a month

Butler County: $604 a month

Owners with a mortgage

65%

Butler County: 57%

The typical cost for an owner with a mortgage in Butler is $1,132 a month, less than in Butler County ($1,845); without one, $530.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, home values in Butler moved so little that the Census cannot say whether they rose or fell.

Since 2015–2019, the typical rent in Butler rose 23%, more than in Butler County (20%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureButlerButler CountyPennsylvaniaUnited States
Rental vacancy Unreliable estimate5.2%4.9%5.5%
Homeowner vacancy Unreliable estimate0.9%0.8%0.9%
More than one person per room Unreliable estimate0.6%1.6%3.4%
People per household 2.092.372.392.53
Drive alone 72%74%68%69%
Carpool 12%6%8%9%
Public transit Unreliable estimate0%4%3%
Walk or bike 6%2%4%3%
Work from home 8%17%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Butler has 2.09 people, fewer than in Butler County (2.37).

In Butler, 12% of workers share a car to get to work; in Butler County, 6%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Butler?

A typical home is within reach of the typical income

We start with a typical home in Butler, worth $108,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 26% of the typical household income in Butler, which is $44,247 a year.

The calculator's FHA and conventional loan limits are those of all of Butler County.

Your numbers

Local data
$

Starts at the typical home value in Butler. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $3,784 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$949

at 7.18% · 30 years

Loan amount
$106,142
Total interest
$152,713
Paid off in
November 2056

Includes $1,826 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,032 a month

    Your payment · 26%

  • Tight

    $1,032 to $1,327 a month

  • Hard

    more than $1,327 a month

Compared with the typical household income in Butler ($44,247 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$949
Principal & interest$719
Property tax$137
Home insurance$45
FHA mortgage insurance (MIP)$48

You need at least $3,784 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Butler and Butler County

Butler is in Butler County, Pennsylvania. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Butler's own numbers

Typical home value
$108,100
Typical monthly rent
$818
Typical yearly household income
$44,247
Households that own their home
46%
Effective property tax rate
1.52%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Butler County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,389
Price change over 5 years (FHFA)
+41%
Homes in a high flood-risk zone
1.6%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Butler County.

Everything about Butler County

Buying

Buying a home in Butler

A typical home in Butler is worth $108,100: 63% below the county and 58% below Pennsylvania. With the typical household income in Butler ($44,247 a year), a typical home costs 2.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Butler 2.4 years
  • County 3.3 years
  • Pennsylvania 3.3 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Butler County

According to FHFA’s house price index, home prices in Butler County rose 64% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Butler County.

Period County Pennsylvania U.S.
Last year (2025) +3.9% +4.7% +2.9%
5 years (2020–2025) +41% +48% +47%
10 years (2015–2025) +64% +77% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Butler next to Butler County, Pennsylvania and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Butler $108,100
  • County $294,200
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • Butler $818
  • County $1,041
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • Butler $44,247
  • County $89,843
  • Pennsylvania $77,971
  • United States $80,734
See the full table
Butler next to Butler County and Pennsylvania
Measure Butler Butler County Pennsylvania U.S.
Typical home value $108,100 $294,200 $254,500 $332,700
Typical monthly rent $818 $1,041 $1,209 $1,413
Typical yearly household income $44,247 $89,843 $77,971 $80,734
Households that own their home 46% 77% 69% 65%
Typical yearly property tax $1,639 $2,970 $3,311 $3,119
Effective property tax rate 1.52% 1.01% 1.3% 0.94%
Renters with high rent for their income 52% 42% 48% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Butler County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Butler

For a typical $108,100 home in Butler, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Butler's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $949a month

    Least cash to close
    Down payment
    $3,784
    Cash to close
    $7,027
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $48

  • Conventional, 5% down $929a month

    Down payment
    $5,405
    Cash to close
    $8,648
    Rate
    7.18%
    Mortgage insurance
    PMI · $51

  • Conventional, 20% down, no PMI $768a month

    Down payment
    $21,620
    Cash to close
    $24,863
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $868a month

    Down payment
    $16,215
    Cash to close
    $19,458
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Butler and for Butler County.

Property tax

Effective rate in Butler

1.52%of the home’s value each year

$1,639 a year for the typical owner in Butler.

  • Butler 1.52%
  • County 1.01%
  • Pennsylvania 1.3%

What Pennsylvania publishes Property Tax/Rent Rebate Program (PTRR) (Pennsylvania Department of Revenue)

Exemptions and deadlines in Pennsylvania

Flood risk in Butler County

FEMA does not publish these numbers by city: they are for all of Butler County.

Homes in the high-risk zone
1.6%
1,173
Of those, with NFIP insurance
20%
County Pennsylvania U.S.
Homes in the high-risk zone 1.6% 2% 3.5%
Of those, with NFIP insurance 20% 23% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Butler

Typical rent in Butler is $818 a month: 21% below the county. In Butler, 52% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Butler County, by unit size. To pay the 2-bedroom one ($1,389 a month) without spending more than 30% of your income, you would need to earn $26.71 an hour working full time.

HUD fair market rent for all of Butler County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,075 $20.67 $43,000
1 bedroom $1,146 $22.04 $45,840
2 bedrooms $1,389 $26.71 $55,560
3 bedrooms $1,773 $34.10 $70,920
4 bedrooms $1,925 $37.02 $77,000

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Butler

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Butler is in ZIP code 16001.

For 2 bedrooms it is $1,240: $149 less than the fair market rent for Butler County ($1,389).

  • 16001 $1,240$1,580

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Butler when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Butler

HUD lists 9 buildings with rents for lower incomes in Butler. These are the largest.

  • Greenview Gardens Apts. 105 Greenview Dr, Butler 16001 137 homes, 122 low-income · For families (724) 282-3535
  • Greenview Gardens Apts 105 Greenview Ln, Butler 16002 136 homes, 120 low-income · 1 bd: 36 · 2 bd: 75 · 3 bd: 9 · In service since 2003 · For families
  • Butler Arbors 200 Lincoln Ave, Butler 16001 119 low-income homes · For older adults (724) 283-4904
  • Park Manor 401 Park Mnr, Butler 16001 50 low-income homes · For older adults (724) 282-7579
  • Thompson Greene 235 N Duffy Rd, Butler 16001 50 low-income homes · 2 bd: 30 · 3 bd: 20 · In service since 2016 · For families

See all 18 buildings in Butler County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Butler

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Butler County; none says it serves in Spanish.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Butler

No down payment, repair or rent-help program on our list is for Butler or Butler County. The ones below are statewide in Pennsylvania: they work in Butler the same as in the rest of the state.

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near Butler

The HUD-approved agencies closest to the center of Butler, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Housing Authority of the County of Butler

    114 Woody Dr, Butler · 1 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (724) 287-6797

  • Housing Opportunities, Inc.

    293 Pinney St, Rochester · 23 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (724) 728-7511

  • Don Services

    101 S Mercer St, New Castle · 25 miles away

    • Budget and credit workshops
    • Fair housing pre-purchase workshops
    • and 3 more
    (724) 652-5144

Every agency in Butler County All counseling agencies in Pennsylvania

Help in Spanish near Butler

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Butler

HUD’s record names them for Butler or Butler County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of Butler Public housing and Section 8 vouchers (724) 287-6797

All housing agencies in Pennsylvania Source: HUD

Cities

Other cities in Butler County

These cities are also in Butler County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Butler County Housing in Pennsylvania

Nearby cities

The cities closest to Butler, with the typical home value.

Neighboring counties

If Butler County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Butler.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Butler

Short answers with the numbers for Butler and all of Butler County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Butler?

The typical home value in Butler is $108,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Butler County it is $294,200.

How much does it cost to rent in Butler?

Typical rent in Butler is $818 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Butler County is $1,389.

What is the FHA loan limit in Butler?

Butler uses the FHA limit for all of Butler County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Butler?

The typical homeowner in Butler pays $1,639 a year, according to the U.S. Census Bureau. That is 1.52% of the home’s value; in Butler County, the rate is 1.01%.

Where can I find free help to buy or rent in Butler?

There is 1 HUD-approved counseling agency with an office in Butler County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).