Real Estate Investing in Harleysville, Pennsylvania (19438)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 19438 (Harleysville, PA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Harleysville, PA (19438)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 19438 Harleysville
This part of Montgomery County is not an easy win. The 19438 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 19438 can be a a viable market for hunting ground — but the discount at $549K reflects genuine risk that outside investors often underestimate.
Regionally, 19438 sits on the difficult end of the PA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 19438 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 19438 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Harleysville:
Property Strategy for 19438
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $321,231 | $2,200 | 4.9% | +6.7% | $160,616 |
| 3BR | $439,129 | $2,640 | 4.3% | +7.0% | $146,376 |
| 4BR | $668,533 | $2,940 | 3.2% | +7.7% | $167,133 |
| 5BR | $780,773 | — | — | +8.2% | $156,155 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 19438 Compare?
| Metric | 19438 | Harleysville | Pennsylvania |
|---|---|---|---|
| Home Value | $548,885 | $548,885 | $278,018 |
| 5-Year CAGR | 5.8% | 5.8% | 6.3% |
| Avg Rent | $1,917 | $1,917 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 19438 (Harleysville, PA). Anonymous, moderated, never written by AI.
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Property managers serving Montgomery County
Manage rentals here? List your business →Apartment Property Management Services 42 LLC. summary from their website
Big Realty Property Management. summary from their website
Lindy Communities offers apartments in Greater Philadelphia, PA, FL & OH, including pet-friendly options. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $548,885 |
| Monthly Rent | $1,917 |
| Price-to-Rent | 23.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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.
Demographics in 19438
Population: 25,184
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 19438
Schools in This ZIP Code
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
Investor Insight: With 2,570 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Harleysville, PA?
Investors in Harleysville, PA typically see rents near $1,917/mo per month against $549K home values - a solid setup for rental cash flow.
Which real estate strategy fits Harleysville, PA?
Most investors in Harleysville, PA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is Harleysville, PA a good market for buy-and-hold investors?
With a 3.0/5 investability score, Harleysville, PA ranks as a solid market for rental property investors. Median prices of $549K and rents of $1,917/mo drive the underlying numbers.
Is house hacking profitable in Harleysville, PA?
House hacking in Harleysville, PA is a challenging. With home values around $549K and rents at $1,917/mo, owner-occupants can offset a meaningful share of PITI.
How quickly do rentals get leased in Harleysville, PA?
Harleysville, PA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 19438 now. You don’t know where it ranks.
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How 19438 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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