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City · 6,362 residents · Chester County, Pennsylvania

Paoli , Pennsylvania

In Paoli, a typical home is worth $481,200 and typical rent is $1,995 a month. Compared with all of Chester County, typical rent is 13% higher and typical household income is 9% higher.

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  • Typical home value

    $481,200

    About the same as the county

    89% above Pennsylvania

    • Paoli
    • Chester
    • Pennsylvania

  • Typical rent

    $1,995a month

    13% above the county

    65% above Pennsylvania

    • Paoli
    • Chester
    • Pennsylvania

  • Typical household income

    $138,396a year

    9% above the county

    77% above Pennsylvania

    • Paoli
    • Chester
    • Pennsylvania

  • Households that own their home

    75%

    About the same as the county

    6 points above Pennsylvania

    • Paoli
    • Chester
    • Pennsylvania

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

Market now, with Zillow data

Zillow data
Typical home value
$630,801
3.2% more than 12 months ago
Typical rent
$2,394 a month

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

Paoli is in Chester County. The FHA loan limit ($630,200 for a one-unit home), the fair market rents and the help on this page are those of all of Chester County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Paoli apart

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

  1. Nearby, in Phoenixville, the typical home value is $369,600: 23% less than in Paoli ($481,200).

  2. Paoli has the 15th highest typical rent of the 265 cities in Pennsylvania with more than 5,000 people ($1,995).

  3. Paoli has the 18th highest typical household income of the 272 cities in Pennsylvania with more than 5,000 people ($138,396).

  4. Paoli has the 22nd highest typical home value of the 273 cities in Pennsylvania with more than 5,000 people ($481,200).

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

The homes here

Housing in Paoli

What homes there are in Paoli, 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

The detached house is still the most common home in Paoli, but it weighs less than in Chester County: 56% against 60%.

Year built

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

With a mortgage

$2,581 a month

Chester County: $2,660 a month

Without a mortgage

$778 a month

Chester County: $977 a month

Owners with a mortgage

66%

Chester County: 68%

Owning costs about the same in Paoli as in Chester County: with a mortgage, $2,581 a month; without one, $778.

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

The typical home value in Paoli rose 40% since 2015–2019, more than in Chester County (36%).

Rents in Paoli rose at about the same pace as in Chester County: 32% since 2015–2019, against 33%.

The typical household income in Paoli rose 90%: more than home values (+40%) and rent (+32%).

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

MeasurePaoliChester CountyPennsylvaniaUnited States
Rental vacancy Unreliable estimate3.6%4.9%5.5%
Homeowner vacancy Unreliable estimate0.5%0.8%0.9%
More than one person per room Unreliable estimate1.4%1.6%3.4%
People per household 2.362.602.392.53
Drive alone 55%65%68%69%
Carpool Unreliable estimate6%8%9%
Public transit Unreliable estimate1%4%3%
Walk or bike Unreliable estimate2%4%3%
Work from home 33%24%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Paoli are smaller: 2.36 people on average; in Chester County, 2.60.

Working from home is more common in Paoli: 33%, against 24% in Chester County.

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 Paoli?

A typical home is tight for the typical income

We start with a typical home in Paoli, worth $481,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 34% of the typical household income in Paoli, which is $138,396 a year. For that payment to be 28% of income, a household would need to earn about $170,014 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Paoli. 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 $16,842 (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

$3,967

at 7.18% · 30 years

Loan amount
$472,484
Total interest
$679,794
Paid off in
November 2056

Includes $8,126 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,229 a month

  • Tight

    $3,229 to $4,152 a month

    Your payment · 34%

  • Hard

    more than $4,152 a month

Compared with the typical household income in Paoli ($138,396 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,967
Principal & interest$3,201
Property tax$353
Home insurance$201
FHA mortgage insurance (MIP)$213

You need at least $16,842 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

Paoli and Chester County

Paoli is in Chester 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).

Paoli's own numbers

Typical home value
$481,200
Typical monthly rent
$1,995
Typical yearly household income
$138,396
Households that own their home
75%
Effective property tax rate
0.88%

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

Numbers for all of Chester County

FHA limit, one-unit home
$630,200
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,860
Price change over 5 years (FHFA)
+52%
Homes in a high flood-risk zone
0.8%

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 Chester County.

Everything about Chester County

Buying

Buying a home in Paoli

A typical home in Paoli is worth $481,200: about the same as the county and 89% above Pennsylvania. With the typical household income in Paoli ($138,396 a year), a typical home costs 3.5 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.

  • Paoli 3.5 years
  • Chester 3.8 years
  • Pennsylvania 3.3 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Chester County

According to FHFA’s house price index, home prices in Chester County rose 77% in the 10 years through 2025.

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

Period County Pennsylvania U.S.
Last year (2025) +4.7% +4.7% +2.9%
5 years (2020–2025) +52% +48% +47%
10 years (2015–2025) +77% +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

Paoli next to Chester 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
  • Paoli $481,200
  • Chester $485,600
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • Paoli $1,995
  • Chester $1,763
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • Paoli $138,396
  • Chester $127,208
  • Pennsylvania $77,971
  • United States $80,734
See the full table
Paoli next to Chester County and Pennsylvania
Measure Paoli Chester County Pennsylvania U.S.
Typical home value $481,200 $485,600 $254,500 $332,700
Typical monthly rent $1,995 $1,763 $1,209 $1,413
Typical yearly household income $138,396 $127,208 $77,971 $80,734
Households that own their home 75% 75% 69% 65%
Typical yearly property tax $4,234 $6,308 $3,311 $3,119
Effective property tax rate 0.88% 1.3% 1.3% 0.94%
Renters with high rent for their income 51% 48% 48% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Chester 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 Paoli

For a typical $481,200 home in Paoli, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Paoli's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,967a month

    Least cash to close
    Down payment
    $16,842
    Cash to close
    $31,278
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $213

  • Conventional, 5% down $3,879a month

    Down payment
    $24,060
    Cash to close
    $38,496
    Rate
    7.18%
    Mortgage insurance
    PMI · $229

  • Conventional, 20% down, no PMI $3,161a month

    Down payment
    $96,240
    Cash to close
    $110,676
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,606a month

    Down payment
    $72,180
    Cash to close
    $86,616
    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 Paoli and for Chester County.

Property tax

Effective rate in Paoli

0.88%of the home’s value each year

$4,234 a year for the typical owner in Paoli.

  • Paoli 0.88%
  • Chester 1.3%
  • Pennsylvania 1.3%

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

Exemptions and deadlines in Pennsylvania

Flood risk in Chester County

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

Homes in the high-risk zone
0.8%
1,279
Of those, with NFIP insurance
40%
County Pennsylvania U.S.
Homes in the high-risk zone 0.8% 2% 3.5%
Of those, with NFIP insurance 40% 23% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Paoli

Typical rent in Paoli is $1,995 a month: 13% above the county. In Paoli, 51% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Chester County, by unit size. To pay the 2-bedroom one ($1,860 a month) without spending more than 30% of your income, you would need to earn $35.77 an hour working full time.

HUD fair market rent for all of Chester 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 $1,438 $27.65 $57,520
1 bedroom $1,558 $29.96 $62,320
2 bedrooms $1,860 $35.77 $74,400
3 bedrooms $2,216 $42.62 $88,640
4 bedrooms $2,445 $47.02 $97,800

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 Paoli

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Paoli has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,380 in 19301 to $2,510 in 19355.

2 of the 2 are above the fair market rent for Chester County ($1,860).

  • 19301 $2,380$2,840
  • 19355 $2,510$2,990

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Paoli 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?

Free help

Help to buy or rent in Paoli

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 Chester County; 1 says it serves in Spanish.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Paoli

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

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near Paoli

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

  • Genesis Housing Corporation

    1430 Dekalb St, Norristown · 10 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (610) 275-4357

  • Media Fellowship House

    302 S Jackson St, Media · 10 miles away

    • Mortgage delinquency and default
    • Pre-purchase counseling
    • and 1 more
    (610) 565-0434

  • Housing Partnership of Chester County

    41 W Lancaster Ave, Downingtown · 12 miles away · Spanish

    • Budget and financial counseling
    • Predatory lending workshops
    • and 2 more
    (610) 518-1522

Every agency in Chester County All counseling agencies in Pennsylvania

Help in Spanish near Paoli

1 of the 3 agencies on this list says it serves 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 Paoli

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

  • Housing Authority of the County of Chester Public housing and Section 8 vouchers (610) 436-9200

All housing agencies in Pennsylvania Source: HUD

Cities

Other cities in Chester County

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

Everything about Chester County Housing in Pennsylvania

Nearby cities

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

Neighboring counties

If Chester 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 Paoli.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Paoli

Short answers with the numbers for Paoli and all of Chester 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 Paoli?

The typical home value in Paoli is $481,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Chester County it is $485,600.

How much does it cost to rent in Paoli?

Typical rent in Paoli is $1,995 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Chester County is $1,860.

What is the FHA loan limit in Paoli?

Paoli uses the FHA limit for all of Chester County (2026): $630,200 for a one-unit home and $1,211,950 for a four-unit home.

How much property tax do owners pay in Paoli?

The typical homeowner in Paoli pays $4,234 a year, according to the U.S. Census Bureau. That is 0.88% of the home’s value; in Chester County, the rate is 1.3%.

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

There is 1 HUD-approved counseling agency with an office in Chester County. 1 says it serves in Spanish. 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).