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City · 5,125 residents · Butler County, Pennsylvania

Shanor-Northvue , Pennsylvania

In Shanor-Northvue, a typical home is worth $259,900 and typical rent is $1,189 a month. Compared with all of Butler County, typical rent is 14% higher and the typical home value is 12% lower.

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  • Typical home value

    $259,900

    12% below the county

    2% above Pennsylvania

    • Shanor-Northvue
    • Butler
    • Pennsylvania

  • Typical rent

    $1,189a month

    14% above the county

    About the same as Pennsylvania

    • Shanor-Northvue
    • Butler
    • Pennsylvania

  • Typical household income

    $95,379a year

    6% above the county

    22% above Pennsylvania

    • Shanor-Northvue
    • Butler
    • Pennsylvania

  • Households that own their home

    78%

    1 points above the county

    9 points above Pennsylvania

    • Shanor-Northvue
    • Butler
    • Pennsylvania

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

Shanor-Northvue 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 Shanor-Northvue apart

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

  1. Nearby, in Butler, the typical home value is $108,100: 58% less than in Shanor-Northvue ($259,900).

  2. Nearby, in Butler, the typical rent is $818: 31% less than in Shanor-Northvue ($1,189).

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

The homes here

Housing in Shanor-Northvue

What homes there are in Shanor-Northvue, 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 rules in Shanor-Northvue: 80% of homes, more than in Butler County (70%).

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

$1,798 a month

Butler County: $1,845 a month

Without a mortgage

$599 a month

Butler County: $604 a month

Owners with a mortgage

63%

Butler County: 57%

Owning costs about the same in Shanor-Northvue as in Butler County: with a mortgage, $1,798 a month; without one, $599.

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

Homes in Shanor-Northvue gained value more slowly than in Butler County: 18% since 2015–2019, against 43%.

Rents in Shanor-Northvue rose faster than in Butler County: 47% since 2015–2019, against 20%.

While home values in Shanor-Northvue changed +18% and rent +47%, the typical household income rose 29%.

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

MeasureShanor-NorthvueButler 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 2.272.372.392.53
Drive alone 74%74%68%69%
Carpool Unreliable estimate6%8%9%
Public transit Unreliable estimate0%4%3%
Walk or bike Unreliable estimate2%4%3%
Work from home 11%17%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Shanor-Northvue look like those in Butler County: 2.27 people on average.

In Shanor-Northvue, 74% of workers drive alone to work; in Butler County, 74%.

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 Shanor-Northvue?

A typical home is within reach of the typical income

We start with a typical home in Shanor-Northvue, worth $259,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Shanor-Northvue, which is $95,379 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 Shanor-Northvue. 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 $9,097 (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

$2,203

at 7.18% · 30 years

Loan amount
$255,192
Total interest
$367,161
Paid off in
November 2056

Includes $4,389 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,226 a month

    Your payment · 28%

  • Tight

    $2,226 to $2,861 a month

  • Hard

    more than $2,861 a month

Compared with the typical household income in Shanor-Northvue ($95,379 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,203
Principal & interest$1,729
Property tax$251
Home insurance$108
FHA mortgage insurance (MIP)$115

You need at least $9,097 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

Shanor-Northvue and Butler County

Shanor-Northvue 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).

Shanor-Northvue's own numbers

Typical home value
$259,900
Typical monthly rent
$1,189
Typical yearly household income
$95,379
Households that own their home
78%
Effective property tax rate
1.16%

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 Shanor-Northvue

A typical home in Shanor-Northvue is worth $259,900: 12% below the county and 2% above Pennsylvania. With the typical household income in Shanor-Northvue ($95,379 a year), a typical home costs 2.7 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.

  • Shanor-Northvue 2.7 years
  • Butler 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

Shanor-Northvue 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
  • Shanor-Northvue $259,900
  • Butler $294,200
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • Shanor-Northvue $1,189
  • Butler $1,041
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • Shanor-Northvue $95,379
  • Butler $89,843
  • Pennsylvania $77,971
  • United States $80,734
See the full table
Shanor-Northvue next to Butler County and Pennsylvania
Measure Shanor-Northvue Butler County Pennsylvania U.S.
Typical home value $259,900 $294,200 $254,500 $332,700
Typical monthly rent $1,189 $1,041 $1,209 $1,413
Typical yearly household income $95,379 $89,843 $77,971 $80,734
Households that own their home 78% 77% 69% 65%
Typical yearly property tax $3,009 $2,970 $3,311 $3,119
Effective property tax rate 1.16% 1.01% 1.3% 0.94%

“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 Shanor-Northvue

For a typical $259,900 home in Shanor-Northvue, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Shanor-Northvue's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,203a month

    Least cash to close
    Down payment
    $9,097
    Cash to close
    $16,894
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $115

  • Conventional, 5% down $2,156a month

    Down payment
    $12,995
    Cash to close
    $20,792
    Rate
    7.18%
    Mortgage insurance
    PMI · $123

  • Conventional, 20% down, no PMI $1,768a month

    Down payment
    $51,980
    Cash to close
    $59,777
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,008a month

    Down payment
    $38,985
    Cash to close
    $46,782
    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 Shanor-Northvue and for Butler County.

Property tax

Effective rate in Shanor-Northvue

1.16%of the home’s value each year

$3,009 a year for the typical owner in Shanor-Northvue.

  • Shanor-Northvue 1.16%
  • Butler 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 Shanor-Northvue

Typical rent in Shanor-Northvue is $1,189 a month: 14% above the county.

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 Shanor-Northvue

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Shanor-Northvue 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 Shanor-Northvue 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 Shanor-Northvue

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.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Shanor-Northvue

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

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near Shanor-Northvue

The HUD-approved agencies closest to the center of Shanor-Northvue, 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 · 4 miles away

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

  • Don Services

    101 S Mercer St, New Castle · 23 miles away

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

  • Housing Opportunities, Inc.

    293 Pinney St, Rochester · 24 miles away

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

Every agency in Butler County All counseling agencies in Pennsylvania

Help in Spanish near Shanor-Northvue

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 Shanor-Northvue

HUD’s record names them for Shanor-Northvue 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 Shanor-Northvue, 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 Shanor-Northvue.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Shanor-Northvue

Short answers with the numbers for Shanor-Northvue 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 Shanor-Northvue?

The typical home value in Shanor-Northvue is $259,900, 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 Shanor-Northvue?

Typical rent in Shanor-Northvue is $1,189 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 Shanor-Northvue?

Shanor-Northvue 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 Shanor-Northvue?

The typical homeowner in Shanor-Northvue pays $3,009 a year, according to the U.S. Census Bureau. That is 1.16% of the home’s value; in Butler County, the rate is 1.01%.

Where can I find free help to buy or rent in Shanor-Northvue?

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).