Butler County · Pittsburgh · population 13,010
Where Butler stands
At or near all-time high. home values up 4.7% in the last year. population shrinking 0.9% per year. rents up 20.1% in the last year.
Home value trajectory · last 10 years
Zillow ZHVI · monthlyLifestyle scores
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 · monthlyHome value vs rent · indexed to 100
Both rebased at first month of ZORI data (~2015)Rent vs buy
At a 20.3 price-to-rent ratio, the math is starting to lean toward renting in Butler. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.
How the momentum score breaks down
methodology →Butler has held up across the cycle: home values at $244,059 with +4.6% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.
Butler'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 Butler
Butler is a city in Butler County, Pennsylvania, with an estimated population of 13,010. It anchors the Pittsburgh metro area. The population has contracted 0.9% per year on average since 2020. The median home value in Butler is $244,059 as of 2026-04, up 4.7% over the last 12 months. Over the last five years, home values have averaged +4.6% annual growth, with prices at or near the 5-year peak. Rents in Butler average $1,002 per month, up 20.1% year-over-year. The composite momentum score is 66 of 100 (Rising). The market is healthy with prices supported by underlying demand.
▲ Bull case
▼ Bear case
Playbook
You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.
Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.
Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.
Local safety & alerts
No active National Weather Service alerts for Butler County right now.
Public-safety links are official .gov sources, not curated by us. Butler County routes NWS alerts; check the state EM portal for non-weather emergencies.
Neighborhoods of Butler
6 tracked · ranked by median home valueCities like Butler
Run the numbers for Butler
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.
Climate & natural-disaster risk
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
Find rentals & listings
Open current Butler listings on the major real-estate sites.
Links open the live search on the destination site — results are always current.
Local economy & environment
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.
Cities similar to Butler
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