Is Bucks County, PA good for real estate investing?

Bucks County has an investment score of 59/100, rated as "Hold". The county ranks #359 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Bucks?

The rent-to-price ratio in Bucks County is 5.23% annually, which ranks in the 32th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Bucks?

The median home price in Bucks County is $504,215. This ranks #913 in affordability among all US counties.

Can you cash flow on rental properties in Bucks?

Based on median values with 20% down at current rates, a typical rental in Bucks County would generate negative cash flow of $1,214/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Bucks County

PennsylvaniaPopulation: 645,163

/100

Hold

#359 of 1,000 counties

#47 in Pennsylvania (67 counties)

Market Snapshot

$504,215

Median Home Price

116% above national median

$2,199/mo

Median Rent

45% above national median

5.23%

Rent-to-Price Ratio

Top 68% nationally

-$1,214

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$504,215

Down Payment (20%)$100,843

Loan Amount$403,372

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,199

Monthly P&I-$2,643

Est. Expenses (35%)-$769

Net Cash Flow-$1,214/mo

3.4%

Cap Rate (all cash)

-12.6%

Cash-on-Cash Return

5.23%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.4% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

59/100

Cash Flow(30%)

48/100

Based on 5.23% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

81/100

Based on 3.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

60/100

Price-to-income ratio of 4.7x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (5.23%)
-Negative cash flow at typical financing (-$1,214/mo)
-Negative leverage (cap rate 3.4% < mortgage rate 6.9%)

Economic Indicators

Population

645,163

Median Income

$107,826

vs $57,018 national est.

Unemployment Rate

—

Data pending

Price-to-Income

4.7x

Moderately affordable

Compare to Nearby Counties

County					Verdict
DelawarePA	61	$353,606	$1,696	5.75%	Buy	View
CurrentBucksPA	59	$504,215	$2,199	5.23%	Hold
LancasterPA	58	$372,151	$1,455	4.69%	Hold	View
ArmstrongPA	58	$156,968	Est. pending	—	Hold	View
FranklinPA	58	$278,887	$1,166	5.02%	Hold	View
MontgomeryPA	57	$473,900	$2,030	5.14%	Hold	View

The Bottom Line

HoldBucks is a neutral market. Consider house hacking or targeting below-market deals.

Bucks County in Pennsylvania scores 59/100, ranking #359 of 1,000 US counties (top 47%). The 5.23% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-1,214/mo

Cap Rate

3.4%

Cash-on-Cash

-12.6%

Ready to Analyze a Deal in Bucks?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$504,215

Down Payment (20%)$100,843

Loan Amount$403,372

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,199

Monthly P&I-$2,643

Est. Expenses (35%)-$769

Net Cash Flow-$1,214/mo

3.4%

Cap Rate (all cash)

-12.6%

Cash-on-Cash Return

5.23%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.4% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

59/100

Cash Flow(30%)

48/100

Based on 5.23% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

81/100

Based on 3.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

60/100

Price-to-income ratio of 4.7x. Lower ratios indicate more affordable markets.

County

Verdict

DelawarePA

$353,606

$1,696

5.75%

Buy

View

CurrentBucksPA

$504,215

$2,199

5.23%

Hold

LancasterPA

$372,151

$1,455

4.69%

Hold

View

ArmstrongPA

$156,968

Est. pending

—

Hold

View

FranklinPA

$278,887

$1,166

5.02%

Hold

View

MontgomeryPA

$473,900

$2,030

5.14%

Hold

View

The Bottom Line

HoldBucks is a neutral market. Consider house hacking or targeting below-market deals.

Monthly Cash Flow

$-1,214/mo

Cap Rate

3.4%

Cash-on-Cash

-12.6%