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City · 6,211 residents · Lycoming County, Pennsylvania

South Williamsport , Pennsylvania

In South Williamsport, a typical home is worth $180,800 and typical rent is $1,067 a month. Compared with all of Lycoming County, typical rent is 17% higher and the typical home value is 11% lower.

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  • Typical home value

    $180,800

    11% below the county

    29% below Pennsylvania

    • South Williamsport
    • Lycoming
    • Pennsylvania

  • Typical rent

    $1,067a month

    17% above the county

    12% below Pennsylvania

    • South Williamsport
    • Lycoming
    • Pennsylvania

  • Typical household income

    $64,583a year

    About the same as the county

    17% below Pennsylvania

    • South Williamsport
    • Lycoming
    • Pennsylvania

  • Households that own their home

    65%

    4 points below the county

    4 points below Pennsylvania

    • South Williamsport
    • Lycoming
    • Pennsylvania

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

Market now, with Zillow data

Zillow data
Typical home value
$203,302
7% more than 12 months ago

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

South Williamsport is in Lycoming 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 Lycoming County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets South Williamsport apart

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

  1. Nearby, in Lock Haven, the typical rent is $792: 26% less than in South Williamsport ($1,067).

  2. Nearby, in Lock Haven, the typical home value is $137,300: 24% less than in South Williamsport ($180,800).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in South Williamsport rose 7%; in Pennsylvania, it rose 2.2%.

  4. The typical rent in South Williamsport is $1,067 a month, 17% more than in Lycoming County as a whole ($913).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in South Williamsport

What homes there are in South Williamsport, 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

In South Williamsport, 7 in 10 homes are single-family detached houses; in Lycoming County, 7.

Year built

Homes in South Williamsport are older: the typical year built is 1954; in Lycoming County, 1963.

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

$1,417 a month

Lycoming County: $1,504 a month

Without a mortgage

$563 a month

Lycoming County: $576 a month

Owners with a mortgage

60%

Lycoming County: 57%

The typical cost for an owner with a mortgage in South Williamsport is $1,417 a month, less than in Lycoming County ($1,504); without one, $563.

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 South Williamsport rose 27% since 2015–2019, about the same as in Lycoming County (30%).

The typical rent in South Williamsport rose 22% over the same time; in Lycoming County, it rose 16%.

Here income did not keep up with housing: it rose 18%, while home values changed +27% and rent +22%.

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

MeasureSouth WilliamsportLycoming CountyPennsylvaniaUnited States
Rental vacancy Unreliable estimate4.9%4.9%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate0.9%1.6%3.4%
People per household 2.322.302.392.53
Drive alone 83%77%68%69%
Carpool Unreliable estimate8%8%9%
Public transit Unreliable estimate1%4%3%
Walk or bike Unreliable estimate4%4%3%
Work from home 5%9%16%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

A household in South Williamsport has 2.32 people on average, about the same as in Lycoming County (2.30).

In South Williamsport, 83% of workers drive alone to work; in Lycoming County, 77%.

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 South Williamsport?

A typical home is tight for the typical income

We start with a typical home in South Williamsport, worth $180,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 29% of the typical household income in South Williamsport, which is $64,583 a year. For that payment to be 28% of income, a household would need to earn about $67,107 a year.

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

Your numbers

Local data
$

Starts at the typical home value in South Williamsport. 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 $6,328 (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

$1,566

at 7.18% · 30 years

Loan amount
$177,525
Total interest
$255,417
Paid off in
November 2056

Includes $3,053 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,507 a month

  • Tight

    $1,507 to $1,937 a month

    Your payment · 29%

  • Hard

    more than $1,937 a month

Compared with the typical household income in South Williamsport ($64,583 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,566
Principal & interest$1,203
Property tax$208
Home insurance$75
FHA mortgage insurance (MIP)$80

You need at least $6,328 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

South Williamsport and Lycoming County

South Williamsport is in Lycoming 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).

South Williamsport's own numbers

Typical home value
$180,800
Typical monthly rent
$1,067
Typical yearly household income
$64,583
Households that own their home
65%
Effective property tax rate
1.38%

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

Numbers for all of Lycoming County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,217
Price change over 5 years (FHFA)
+39%
Homes in a high flood-risk zone
9.4%

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 Lycoming County.

Everything about Lycoming County

Buying

Buying a home in South Williamsport

A typical home in South Williamsport is worth $180,800: 11% below the county and 29% below Pennsylvania. With the typical household income in South Williamsport ($64,583 a year), a typical home costs 2.8 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.

  • South Williamsport 2.8 years
  • Lycoming 3.2 years
  • Pennsylvania 3.3 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Lycoming County

According to FHFA’s house price index, home prices in Lycoming County rose 53% in the 10 years through 2025.

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

Period County Pennsylvania U.S.
Last year (2025) +2.8% +4.7% +2.9%
5 years (2020–2025) +39% +48% +47%
10 years (2015–2025) +53% +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

South Williamsport next to Lycoming 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
  • South Williamsport $180,800
  • Lycoming $202,200
  • Pennsylvania $254,500
  • United States $332,700
Typical monthly rent
  • South Williamsport $1,067
  • Lycoming $913
  • Pennsylvania $1,209
  • United States $1,413
Typical yearly household income
  • South Williamsport $64,583
  • Lycoming $63,917
  • Pennsylvania $77,971
  • United States $80,734
See the full table
South Williamsport next to Lycoming County and Pennsylvania
Measure South Williamsport Lycoming County Pennsylvania U.S.
Typical home value $180,800 $202,200 $254,500 $332,700
Typical monthly rent $1,067 $913 $1,209 $1,413
Typical yearly household income $64,583 $63,917 $77,971 $80,734
Households that own their home 65% 69% 69% 65%
Typical yearly property tax $2,486 $2,649 $3,311 $3,119
Effective property tax rate 1.38% 1.31% 1.3% 0.94%
Renters with high rent for their income 41% 47% 48% 51%

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

For a typical $180,800 home in South Williamsport, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, South Williamsport's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,566a month

    Least cash to close
    Down payment
    $6,328
    Cash to close
    $11,752
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $80

  • Conventional, 5% down $1,533a month

    Down payment
    $9,040
    Cash to close
    $14,464
    Rate
    7.18%
    Mortgage insurance
    PMI · $86

  • Conventional, 20% down, no PMI $1,263a month

    Down payment
    $36,160
    Cash to close
    $41,584
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,430a month

    Down payment
    $27,120
    Cash to close
    $32,544
    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 South Williamsport and for Lycoming County.

Property tax

Effective rate in South Williamsport

1.38%of the home’s value each year

$2,486 a year for the typical owner in South Williamsport.

  • South Williamsport 1.38%
  • Lycoming 1.31%
  • Pennsylvania 1.3%

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

Exemptions and deadlines in Pennsylvania

Flood risk in Lycoming County

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

Homes in the high-risk zone
9.4%
3,695
Of those, with NFIP insurance
16%
County Pennsylvania U.S.
Homes in the high-risk zone 9.4% 2% 3.5%
Of those, with NFIP insurance 16% 23% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in South Williamsport

Typical rent in South Williamsport is $1,067 a month: 17% above the county. In South Williamsport, 41% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Lycoming County, by unit size. To pay the 2-bedroom one ($1,217 a month) without spending more than 30% of your income, you would need to earn $23.40 an hour working full time.

HUD fair market rent for all of Lycoming 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 $847 $16.29 $33,880
1 bedroom $1,005 $19.33 $40,200
2 bedrooms $1,217 $23.40 $48,680
3 bedrooms $1,623 $31.21 $64,920
4 bedrooms $1,792 $34.46 $71,680

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 South Williamsport

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). South Williamsport is in ZIP code 17702.

For 2 bedrooms it is $1,300: $83 more than the fair market rent for Lycoming County ($1,217).

  • 17702 $1,300$1,730

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for South Williamsport 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 South Williamsport

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.

We found no HUD-approved agencies with an office in Lycoming County. The nearest ones are below; many serve by phone or online.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in South Williamsport

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

Which programs do I qualify for? All programs in Pennsylvania

Housing counselors near South Williamsport

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

  • The Home Foundation

    226 E Nittany Ave, State College · 54 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (814) 954-4215

  • Schuylkill Community Action

    225 N Centre St, Pottsville · 56 miles away · Spanish

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 5 more
    (570) 622-1995

  • Commission on Economic Opportunity of Luzerne County

    165 Amber Ln, Wilkes Barre · 59 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 2 more
    (570) 826-0510

All counseling agencies in Pennsylvania

Help in Spanish near South Williamsport

2 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 South Williamsport

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

  • Housing Authority of the County of Lycoming Public housing and Section 8 vouchers (570) 323-3755

All housing agencies in Pennsylvania Source: HUD

Cities

Other cities in Lycoming County

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

Everything about Lycoming County Housing in Pennsylvania

Nearby cities

The cities closest to South Williamsport, with the typical home value.

Neighboring counties

If Lycoming 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 South Williamsport.

All guides
Two girls write and draw together at the living-room table.

Questions

Housing questions about South Williamsport

Short answers with the numbers for South Williamsport and all of Lycoming 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 South Williamsport?

The typical home value in South Williamsport is $180,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lycoming County it is $202,200.

How much does it cost to rent in South Williamsport?

Typical rent in South Williamsport is $1,067 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lycoming County is $1,217.

What is the FHA loan limit in South Williamsport?

South Williamsport uses the FHA limit for all of Lycoming 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 South Williamsport?

The typical homeowner in South Williamsport pays $2,486 a year, according to the U.S. Census Bureau. That is 1.38% of the home’s value; in Lycoming County, the rate is 1.31%.

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

We found no HUD-approved counseling agencies with an office in Lycoming County; the nearest ones are on this page. 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).