Real Estate Investing in Chambersburg, Pennsylvania (17202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 17202 (Chambersburg, PA)? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (76/100)
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
CLEAN
No major risk flags on the data we track.
What’s happening in Chambersburg, PA (17202)?
Click any question — our AI will research it live from the web and show you sources.
Avg Home Value
$322,867
Avg Monthly Rent
$1,367
1% Rule
✗ Does Not Meet
Median Income
$92,925
% Renters
17.4%
Local Pulse Report
AI-researched developments and news for Chambersburg, PA (17202). Updated on demand as visitors ask.
Growth & development in Chambersburg, PA (17202) Updated 63 days ago
Chambersburg is experiencing a mix of new business openings and infrastructure upgrades, alongside a notable manufacturing plant closure.
Opportunities
- 7 Brew, a new drive-thru coffee shop, opened in Chambersburg in July 2026, creating approximately 50 new jobs. — This expands local dining options and provides new employment opportunities. LocalNews1.org
- The Borough of Chambersburg received over $5.5 million in May 2024 to replace aging natural gas pipelines, improving safety and reliability. — This enhances essential infrastructure, reducing risks and ensuring consistent service. Chambersburg Borough
- Habitat for Humanity of Franklin County purchased 26 acres in late 2025 for the EdenView development, planning 71 building lots for mixed housing. — This increases housing supply and offers diverse homeownership opportunities for residents. Habitat for Humanity
- Several new businesses, including Shabby Chic Farmhouse Boutique, Happy Home, and Standard by GearHouse Brewing, opened in downtown Chambersburg in April 2025. — These additions diversify local retail and dining, enhancing downtown vitality. Downtown Chambersburg Inc.
- Berg Brewing is set to open in a 4,000 square foot, two-story building at 100 S Main Street by late 2024, adding to the craft beer scene. — This provides new entertainment and dining options, contributing to local nightlife. Breweries in PA
Concerns
- Knouse Foods announced in April 2026 that it will close its Chambersburg manufacturing plant by the end of 2026, impacting about 150 employees. — This results in job losses and reduces local manufacturing employment. Gettysburg Connection
Bottom line: Chambersburg is seeing growth in new businesses and infrastructure investment, though facing a significant manufacturing job loss.
Local news & events in Chambersburg, PA (17202) Updated 63 days ago
Chambersburg has seen a mix of community events and ongoing concerns regarding crime rates and environmental health in the past year.
Opportunities
- Chambersburg is hosting its 40th annual ChambersFest from July 11-18, 2026, featuring events like Restaurant Week and Old Market Day. — This festival provides diverse entertainment and promotes local businesses and community engagement. Chambersburg Chamber
- Franklin County proclaimed July 18, 2026, as Zion Union Cemetery Day, honoring its 150th anniversary and significance to the African American community. — This recognition celebrates local heritage and fosters community pride and historical awareness. Franklin County Free Press
- The Borough of Chambersburg has implemented a single-stream curbside recycling program since January 2016, promoting environmental stewardship. — This program makes recycling more accessible and encourages sustainable practices among residents. Borough of Chambersburg
- Year-over-year crime rates in Chambersburg have decreased by 9.8% in the last reported crime report. — A decrease in overall crime contributes to a safer environment and improved quality of life for residents. AreaVibes
Concerns
- Violent crime in Chambersburg increased by 76.3% year-over-year, with a violent crime rate 32% higher than the national average in 2024. — Rising violent crime can increase fear and restrict residents' sense of safety and freedom of movement. AreaVibes, PlainCrime
- Nine groundwater wells near Letterkenny Army Depot in Chambersburg showed unhealthy levels of PFAS, exceeding EPA limits as of August 2024. — PFAS contamination poses health risks and necessitates costly mitigation efforts for affected residents. Franklin County Free Press
- Chambersburg's water contains 12 contaminants exceeding health advocacy guidelines, including carcinogenic Chromium-6 and radioactive radium, as of May 2026. — Water contamination can lead to documented health risks and may require residents to invest in personal water treatment. Chambersburg PA Water Quality Issues
- The Borough of Chambersburg failed to monitor for certain contaminants in its drinking water in 2025, resulting in a Tier III violation. — Failure to monitor water quality creates uncertainty about safety and can erode public trust in municipal services. PA Dept. of Environmental Protection
- Central Pennsylvania, including areas near Chambersburg, received failing air quality grades in the American Lung Association's 2026 'State of the Air' report. — Poor air quality can lead to increased health risks, especially for sensitive populations, and may limit outdoor activities. FOX43
Bottom line: While community events continue to thrive, Chambersburg faces persistent challenges with elevated violent crime and significant environmental health concerns regarding water and air quality.
Schools in Chambersburg, PA (17202) Updated 63 days ago
Chambersburg Area School District is undertaking significant facility projects and program changes, alongside annual budget approvals with tax increases.
Opportunities
- The Chambersburg Area School District (CASD) is planning a major reconfiguration for grades 4-8, including a new Intermediate School and a unified middle school campus by 2030. — This expands educational opportunities with new facilities and updated academic programming, including expanded STEM, Integrated Arts, and Health classes. Cburg Live
- CASD's 2024-2025 budget includes increased funding for English language learners and special education programs. — This provides enhanced support and resources for students with specific learning needs. Franklin County Free Press
- The district is launching Stopfinder, a new parent/guardian app, to share student bus information for the upcoming school year. — This improves communication and access to essential transportation details for families. Chambersburg Area School District
- The Chambersburg Virtual Academy (CVA) offers alternative education programs based on individual student needs. — This provides flexible learning options for students with academic, social, psychological, and/or behavioral needs. Chambersburg Area School District
- The district's graduation rate has increased from 84% to 87% over five school years. — This indicates improved student success in completing their high school education. Public School Review
Concerns
- The Chambersburg Area School Board approved a 2024-2025 budget with a 4% tax increase, raising the tax rate to 132.4931 mills. — This imposes additional costs on property owners within the district. Franklin County Free Press
- Chambersburg Area Senior High School has seen a decline in its statewide ranking and its SchoolDigger rating, dropping to 1 star out of 5 in recent years. — This indicates a potential decrease in academic performance and perceived quality for the high school. Chambersburg Area Senior High School
- Starting in the 2026-2027 school year, students will be required to follow a "bell to bell" cell phone policy, restricting access to personal devices during school hours. — This limits students' personal communication and access to their devices during the school day. Chambersburg Area School District
- Virtual students in the Chambersburg Virtual Academy must now participate in weekly Google Meet check-ins, with missing a check-in resulting in a ½ day illegal absence. — This adds a mandatory requirement for virtual students, with penalties for non-compliance. Chambersburg Area School District
- The district is facing a projected deficit of $2.6 million in its 2024-2025 budget, with spending exceeding expected revenue. — This indicates financial strain that could lead to future cuts or further tax increases. Franklin County Free Press
Bottom line: The district is investing in new facilities and programs while facing declining high school ratings and increasing taxes.
Civic & policy in Chambersburg, PA (17202) Updated 63 days ago
Chambersburg and Franklin County are actively updating zoning and development ordinances, with no general tax increases planned for 2026.
Opportunities
- Chambersburg Borough's 2026 budget includes no real estate tax increase and maintains low utility rates for residents. — This helps residents manage household expenses and provides stable costs for essential services. Borough of Chambersburg
- Franklin County's 2025 and 2026 budgets also held the line on property tax increases for the ninth and eighth consecutive years, respectively. — This provides financial stability for property owners by preventing increased county tax burdens. Franklin County Commissioners
- The state's 2025-2026 budget includes a new Working Pennsylvanians Tax Credit, providing tax relief for eligible working families. — This credit can increase disposable income for qualifying residents, improving financial well-being. Commonwealth of Pennsylvania
- Chambersburg is undertaking its first major zoning overhaul since 1982, aiming to modernize rules and expand housing options. — This could lead to more diverse and affordable housing, better reflecting current community needs. LocalNews1.org
- Franklin County adopted an amendment to its subdivision and land development ordinance (SALDO) in May 2026, setting standards for data center development. — This proactive measure provides a framework for responsible economic development while protecting natural resources. Franklin County
Concerns
- Chambersburg Borough's Fire Department is operating at a deficit, drawing resources from other General Fund departments due to a state-imposed tax cap. — This could strain other borough services and potentially impact the long-term funding stability of emergency services. Borough of Chambersburg
- The 2026 Chambersburg Borough budget includes an increase in the mandatory 'ready-to-serve' Ambulance Fee from $11 to $12.50 per month per water service connection. — This imposes an additional, unavoidable monthly cost on all water service customers in the borough. Borough of Chambersburg
- The Chambersburg Area School District board approved advertising a proposed 2026 budget with a 2.5% tax increase. — This will result in higher property taxes for residents within the school district. Citizen Portal
- Franklin County's property assessments are still based on 1961 market values, leading to disproportionately high millage rates. — This outdated assessment system can create an inequitable distribution of the tax burden among property owners. Your Hometown Real Estate
- Franklin County removed a requirement for data center developers to offset 25% of power use with renewable energy due to farmland concerns. — This decision may reduce incentives for sustainable energy practices in new developments, potentially increasing environmental impact. FOX43 News
Bottom line: Chambersburg and Franklin County governments are focused on stable taxes and updated development rules, but some service funding and tax assessment issues persist.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
Explore the Data — Click a Tab Below
Here's what matters if you're considering buying a home in Chambersburg:
B
Good
Buy Confidence Score: 74/100
Affordability
20/25
Appreciation
18/25
Stability
13/20
Timing
8/15
Rental backup
15/15
Affordability
Moderate
Homes cost 3.5× the median income
Value Trend
Rising (+5.5%)
How home values changed in the past year
Rental Backup
Strong
Could rent for $1,367/mo if you need to move
Market Conditions
BALANCED
Even conditions for buyers and sellers
Bottom Line:
Mixed signals in this market. Research specific properties carefully and be prepared to negotiate.
⚖️
BALANCED MARKET
Chambersburg-Waynesboro, PA Metro Area
Even conditions for buyers and sellers
37 days
Average time to sell
Average
9.7%
Listings with price cuts
Few Cuts
0.0%
Sale price vs asking
Below Ask
0.0%
Income needed for mortgage
Affordable
📅
Market conditions as of August 29, 2026 — updated weekly from Chambersburg-Waynesboro, PA metro data
🏠
Property Strategy for 17202
Which property type performs best in this market?
Best for Cash Flow
3BR
4.4% cap rate
Best for Appreciation
2BR
+8.1% 5yr CAGR
Best Overall Value
5BR
$92,982/bedroom
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $229,140 | $1,400 | 4.4% | +8.1% | $114,570 |
| 3BR | $301,120 | $1,850 | 4.4% | — | $100,373 |
| 4BR | $386,329 | $2,020 | 3.8% | +7.2% | $96,582 |
| 5BR | $464,908 | — | — | +7.4% | $92,982 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 17202 Compare?
| Metric | 17202 | Chambersburg | Chambersburg-Waynesboro, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $322,867 | $173,578 | N/A | $278,018 |
| 5-Year CAGR | 4.6% | 5.3% | N/A | 6.3% |
| Avg Rent | $1,367 | $1,267 | N/A | - |
| Cap Rate | 3.3% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
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Rating: 3.0/5
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 17202 (Chambersburg, PA). Anonymous, moderated, never written by AI.
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Investability
Good
Cap Rate
3.3%
Low
5yr Growth
+4.6%
Moderate
📊 Market Snapshot
| Home Value | $322,867 |
| Monthly Rent | $1,367 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
Negative Leverage — IRR / Tax Play
Cap Rate: 3.3%
|
30yr Rate: 6.8%
Leverage reduces cash returns at current rates.
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Vacancy
4.3%
Low risk
Landlord Climate
4.0/5
Friendly
Value Trend (5yr)
+4.6%
Stable
Eviction process: Moderate
Rent control: Favorable
Demographics in 17202
Population: 32,772
💰
Median Household Income
$92,925
🏠
Renter Occupied
17.4%
💼
Unemployment Rate
2.0%
🎓
College Educated
26.8%
👤
Median Age
41.9 years
🏚️
Vacancy Rate
4.3%
👥
Population by Ethnicity
👶
Under 18
21.5%
👴
65 and Over
18.6%
📊
Poverty Rate
5.1%
Crime & Safety
🚧
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 17202
B+
Avg School Grade
9
Schools
14.2:1
Avg Class Size
$17,789
Avg Per Pupil
Schools in This ZIP Code
A+
Excellent
438
Students
15.0:1
Class Size
$17,789
Per Student
A
Very Good
176
Students
9.6:1
Class Size
$17,789
Per Student
A
Very Good
266
Students
15.0:1
Class Size
$17,789
Per Student
A
Very Good
200
Students
14.5:1
Class Size
$17,789
Per Student
B+
Above Average
242
Students
15.9:1
Class Size
$17,789
Per Student
B+
Above Average
267
Students
17.4:1
Class Size
$17,789
Per Student
B+
Above Average
684
Students
21.1:1
Class Size
$17,789
Per Student
B+
Above Average
293
Students
19.0:1
Class Size
$17,789
Per Student
13
Students
0.5:1
Class Size
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
A+
Excellent
Benjamin Chambers El Sch
481 North Franklin St, Chambersburg
564
Students
14.9:1
Class Size
$17,789
Per Student
A+
Excellent
Hamilton Heights El Sch
1589 Johnson Rd, Chambersburg
544
Students
14.0:1
Class Size
$17,789
Per Student
A+
Excellent
Stevens El Sch
800 Hollywell Ave, Chambersburg
305
Students
14.3:1
Class Size
$17,789
Per Student
A
Very Good
Buchanan El Sch
730 E Washington St, Chambersburg
239
Students
14.8:1
Class Size
$17,789
Per Student
B+
Above Average
Chambersburg Area MS - North
1957 Scotland Ave, Chambersburg
1,050
Students
16.6:1
Class Size
$17,789
Per Student
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
5 Nearby
982 Off-Campus Students
D
C
C
C
C+
51 students · 1.7 mi
1,694 students · 2.3 mi
63 students · 5.4 mi
588 students · 8.9 mi
5,184 students · 12.4 mi
Investor Insight: With 982 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are tenants stable in Chambersburg, PA?
Working renters make up the core of the Chambersburg, PA tenant base. The pool is reasonable for investors targeting long-term holds.
Are landlord laws favorable in Chambersburg, PA?
Chambersburg, PA operates under PA law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
What is the rental occupancy rate in Chambersburg, PA?
Chambersburg, PA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Chambersburg, PA suited for a house hack?
The a challenging house-hack environment in Chambersburg, PA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What price range are homes in Chambersburg, PA?
Median home price in Chambersburg, PA is near $323K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
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How 17202 ranks in Chambersburg-Waynesboro, PA
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