Lancaster or Allentown/Bethlehem

[Anonymous]

We are looking to relocate near family in the Philadelphia area and to a lower COL area that still has things to do and access to day trips to Philadelphia on the weekends. Any thoughts about each area?

From what I’ve read Lancaster has more going for it and is more up and coming, but Allentown / Bethlehem is closer to New York.

I don’t want to live in the suburbs btw. Looking for recommendations on these cities. We’re looking to live a simpler life and pay $200,000 to $350,000 for a house like this that’s walkable to things in a smaller city.

https://www.redfin.com/PA/Lancaster/530-Lancaster-Ave-17603/home/131213168

[Anonymous]

My one visit to Lancaster was for business, and it was pretty rough/rundown in the downtown (if you can call it that). I would visit and spend some real time in the city, including at night, before you spend too much time thinking about this.

[Anonymous]

Anonymous wrote:My one visit to Lancaster was for business, and it was pretty rough/rundown in the downtown (if you can call it that). I would visit and spend some real time in the city, including at night, before you spend too much time thinking about this.

Have you been to the neighborhoods in Philadelphia where a rowhome like OP posted sells for $225,000? If so, how was it at night?

Lancaster is not dangerous compared to most Mid Atlantic mid size cities.

[Anonymous]

Anonymous wrote:We are looking to relocate near family in the Philadelphia area and to a lower COL area that still has things to do and access to day trips to Philadelphia on the weekends. Any thoughts about each area?

From what I’ve read Lancaster has more going for it and is more up and coming, but Allentown / Bethlehem is closer to New York.

I don’t want to live in the suburbs btw. Looking for recommendations on these cities. We’re looking to live a simpler life and pay $200,000 to $350,000 for a house like this that’s walkable to things in a smaller city.

https://www.redfin.com/PA/Lancaster/530-Lancaster-Ave-17603/home/131213168

I mean, I'm familiar with both. There isn't really anything to do in these places locally, at least in Lancaster. Being "downtown" is irrelevant.

My family has lived long time in Lehigh Valley and that is basically just an exurb for NY or Philly metros depending on where in the Valley you live. The casino is there and Lehigh University but nothing else really. Allentown is rundown and awful. Bethlehem has a cute downtown.

I wouldn't choose to live in either.

[Anonymous]

That row house for that price is terrible.

[Anonymous]

Speaking as someone whose inlaws are there, the Allentown area is awful. Lots of tract housing, lots of big box stores, nothing but chain restaurants and really bad quasi ethnic/attempted upscale dining as far as the eye can see. Not a whole lot in the way of parks or public recreation. Healthcare facilities are numerous and high-quality, but that draws a lot of retirees who aren't interested in funding schools. It is not a high-demand area. My husband's parents owned their house for 15 years and saw just $50,000 worth of appreciation.

The closer proximity to NYC is... not a plus. You're too far to go into the city easily (even Philly is an all-day affair). But the significantly lower prices attract all the NJ people who can't afford NJ. And they mix with the folks who take off from school and work on the first day of deer hunting. But if you think Disney hotel dining rooms are "elegant" and really love driving everywhere, you'll thrive.

Look into Lansdale instead.

[Anonymous]

+1000 re Lancaster being a little rough. I would live in Newark, Delaware in a heartbeat over Lancaster, and it’s not even an hour to Philly from there. Lancaster is more like 2. Newark is very walkable with decent cafes/restaurants and the property taxes are low. Our friends live there (U Del academics) and send their kids to the public schools.

[Anonymous]

Anonymous wrote:Speaking as someone whose inlaws are there, the Allentown area is awful. Lots of tract housing, lots of big box stores, nothing but chain restaurants and really bad quasi ethnic/attempted upscale dining as far as the eye can see. Not a whole lot in the way of parks or public recreation. Healthcare facilities are numerous and high-quality, but that draws a lot of retirees who aren't interested in funding schools. It is not a high-demand area. My husband's parents owned their house for 15 years and saw just $50,000 worth of appreciation.

The closer proximity to NYC is... not a plus. You're too far to go into the city easily (even Philly is an all-day affair). But the significantly lower prices attract all the NJ people who can't afford NJ. And they mix with the folks who take off from school and work on the first day of deer hunting. But if you think Disney hotel dining rooms are "elegant" and really love driving everywhere, you'll thrive.

Look into Lansdale instead.

Sorry, meant to suggest Lansdowne. Got my SEPTA stations mixed up.

[Anonymous]

Anonymous wrote:That row house for that price is terrible.

Agree... horrible. And the street view could be labelled Baltimore and I'd believe it. I'm not saying that's bad, just the for the price, you're not getting much at all.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Speaking as someone whose inlaws are there, the Allentown area is awful. Lots of tract housing, lots of big box stores, nothing but chain restaurants and really bad quasi ethnic/attempted upscale dining as far as the eye can see. Not a whole lot in the way of parks or public recreation. Healthcare facilities are numerous and high-quality, but that draws a lot of retirees who aren't interested in funding schools. It is not a high-demand area. My husband's parents owned their house for 15 years and saw just $50,000 worth of appreciation.

The closer proximity to NYC is... not a plus. You're too far to go into the city easily (even Philly is an all-day affair). But the significantly lower prices attract all the NJ people who can't afford NJ. And they mix with the folks who take off from school and work on the first day of deer hunting. But if you think Disney hotel dining rooms are "elegant" and really love driving everywhere, you'll thrive.

Look into Lansdale instead.

Sorry, meant to suggest Lansdowne. Got my SEPTA stations mixed up.

Is Lansdowne walkable though? From what I gather Bethlehem and Lancaster have areas that are walkable to restaurants, parks, etc. The house I posted is walkable to this restaurant. This doesn’t look run down nor do other restaurants in the area.

https://lucalancaster.com/

[Anonymous]

What about more of a small town with a historic center, like Boyertown, Kutztown, Collegeville?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Speaking as someone whose inlaws are there, the Allentown area is awful. Lots of tract housing, lots of big box stores, nothing but chain restaurants and really bad quasi ethnic/attempted upscale dining as far as the eye can see. Not a whole lot in the way of parks or public recreation. Healthcare facilities are numerous and high-quality, but that draws a lot of retirees who aren't interested in funding schools. It is not a high-demand area. My husband's parents owned their house for 15 years and saw just $50,000 worth of appreciation.

The closer proximity to NYC is... not a plus. You're too far to go into the city easily (even Philly is an all-day affair). But the significantly lower prices attract all the NJ people who can't afford NJ. And they mix with the folks who take off from school and work on the first day of deer hunting. But if you think Disney hotel dining rooms are "elegant" and really love driving everywhere, you'll thrive.

Look into Lansdale instead.

Sorry, meant to suggest Lansdowne. Got my SEPTA stations mixed up.

Is Lansdowne walkable though? From what I gather Bethlehem and Lancaster have areas that are walkable to restaurants, parks, etc. The house I posted is walkable to this restaurant. This doesn’t look run down nor do other restaurants in the area.

https://lucalancaster.com/

This is a few blocks away as well. Seems like a nicer place then you would usually find to walk to from a $200k townhouse. Any ideas of locations with restaurants like these that aren’t in what PPs are referring to as rough cities?

https://www.citronnellepa.com/

[Anonymous]

Anonymous wrote:

Anonymous wrote:That row house for that price is terrible.

Agree... horrible. And the street view could be labelled Baltimore and I'd believe it. I'm not saying that's bad, just the for the price, you're not getting much at all.

Can you please name a place that’s walkable to restaurants of the caliber that PPs have posted from townhomes that are $200k or below?

[Anonymous]

Here’s a good article about Lancaster’s burgeoning food scene from the Times.

https://www.google.com/amp/s/www.nytimes.com/2019/07/23/dining/lancaster-pennsylvania-restaurants.amp.html

[Anonymous]

Have you actually spent time in Lancaster? I've been there maybe 40 times, never lived there. It's a tired, old, quiet place where basically nothing ever happens. You can't judge an area based on pictures of restaurant interiors.

I certainly wouldn't buy a dumpy rowhouse like that on such an ugly street. I'd prefer to be in one of the SFHs on the edge of the grid.