Bethel Park, PA — Momentum Score, Home Values & Best-For

All states·Pennsylvania·Bethel Park

Allegheny County · Pittsburgh · population 32,376

Shrinking
Bethel Park, PA
Image: Wikipedia · Bethel Park, Pennsylvania
OverviewCost of livingMoving guide
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61
Stable
Momentum score · 0–100

Where Bethel Park stands

At or near all-time high. population shrinking 0.9% per year.

Median home $302,728
1-year +2.7%
5-yr CAGR +4.1%
vs 5-yr peak +0.0%
Population -0.9%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$303k$170k$218k$266k$315k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
79/100
Strong remote-work fit
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,451/mo$1,220$1,396$1,57320242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent10611210020242026

Rent vs buy

Price-to-rent ratio: 17.4
Lean buy

At a 17.4 price-to-rent ratio, Bethel Park is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
64 · w22%
Home 5-yr CAGR
60 · w22%
Distance from peak
90 · w18%
Population growth
31 · w16%
Rent YoY
58 · w12%
Home 10-yr CAGR
62 · w10%
Long thesis

Bethel Park has held up across the cycle: home values at $302,728 with +4.1% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Bethel Park's population is shrinking 0.9% per year. Housing demand has to come from somewhere — if people are leaving, the buyer pool is shrinking faster than the inventory. That eventually shows up in price.

About Bethel Park

Bethel Park is a city in Allegheny County, Pennsylvania, with an estimated population of 32,376. It anchors the Pittsburgh metro area. The population has contracted 0.9% per year on average since 2020. The median home value in Bethel Park is $302,728 as of 2026-04, up 2.7% over the last 12 months. Over the last five years, home values have averaged +4.1% annual growth, with prices at or near the 5-year peak. Rents in Bethel Park average $1,451 per month, roughly flat year-over-year (+1.9%). The composite momentum score is 61 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Quiet strength: +2.7% over the trailing year — not a melt-up, but the market is bid.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

●Flat or shrinking population: -0.9% per year. Housing demand has to come from somewhere — verify the source.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Bethel Park (Wikipedia)

Bethel Park is a borough with home rule status in Allegheny County, Pennsylvania, United States. It is a suburb within the Pittsburgh metropolitan area, approximately 7 miles (11 km) south of Pittsburgh. The population was 33,577 as of the 2020 census.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Allegheny County right now.

NWS active alerts (PA)Pennsylvania Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Allegheny County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Bethel Park

Monroeville, PA63 · RisingWilliamsport, PA67 · RisingWest Mifflin, PA61 · StableHermitage, PA63 · Rising

Run the numbers for Bethel Park

ToolCan I afford Bethel Park?Income → city shortlistToolROI on a Bethel Park rentalCap rate, cash-on-cash, DSCRToolCompare Bethel Park to anywhereSide-by-side up to 3 citiesToolBethel Park cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
36° / 21°
avg high / low
Summer (Jul)
83° / 63°
avg high / low
Sunny days/yr
186
~51% of year
Annual precip
42″ rain
30″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Low
Tornado
Low
Wildfire
Very low
Earthquake
Very low
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Pittsburgh area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Bethel Park listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
71%
Humid climate
Median household income
$73,800
Pennsylvania state median
Top industries (state-level)
Healthcare (Pittsburgh)Finance (Philly)Manufacturing

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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