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Imagine working a full-time job, putting in 40 hours a week, yet still finding it impossible to afford a place to live. This isn't a far-off dystopian future, but the reality for many residents of Chester County, PA, in 2025. The housing crisis has hit home, and it's affecting thousands of people in ways that can no longer be ignored. Amidst the challenges, there’s a story of resilience and hope—one driven by community, organizations like Habitat for Humanity of Chester County, and the determination to make housing attainable for everyone.
A Look At Pennsylvania: The 2024 Out Of Reach Report from The National Low-Income Housing Coalition
The National Low Income Housing Coalition (NLIHC) defines a “housing wage” or “rental wage” as the hourly wage a full-time worker needs to afford a basic rental home without spending more than 30% of their gross monthly income on rent.
According to the 2024 Out of Reach Report from the National Low Income Housing Coalition (NLIHC), the Fair Market Rent (FMR) for a two-bedroom apartment in Pennsylvania is $1,365. To afford this level of rent and utilities without paying more than 30% of income on housing, a household must earn $4,551 monthly or $54,614 annually. Assuming a 40-hour work week, 52 weeks per year, this level of income translates into an hourly Housing Wage of $26.26 per hour.
Renters in Pennsylvania currently earn an average of about $20.11 an hour, meaning that a $5 hourly raise is needed to comfortably afford the fair market rate for a two-bedroom apartment. Being that the minimum wage in Pennsylvania is only $7.25, those most affected by rising housing prices are low-wage workers who do not make anywhere near this amount.
This Pennsylvania fair market rent estimate from the 2024 Out of Reach report is about 11% higher than the 2023 report. Based on U.S. Census and Department of Housing and Urban Development data, Pennsylvania was ranked 27th for the highest wage needed to cover fair market rent in this year’s report.
A Look At Chester County: Rising Housing Costs and Wages Not Keeping Up
Chester County has long been known for its beautiful landscapes, great schools, and vibrant communities. However, beneath the charm, there lies a growing problem: the rising cost of housing. In fact, nearly 27% of households in Chester County are now forced to spend more than 30% of their income on housing. This is a crucial threshold; when housing costs exceed 30% of a household's income, it becomes financially unsustainable.
The 2024 Out of Reach report not only uncovered insights about Pennsylvania as a whole but also drilled deeper into insights by individual counties. In Philadelphia, Delaware, Montgomery, Bucks, and Chester counties, the housing wage and fair market rate are +27% above average for Pennsylvania. Each county shares a housing wage of $33.40 an hour to afford the fair market rent of $1,737 per month, an annual income of $69,480.
According to ZipRecruiter, the average salary in West Chester, Pennsylvania, as of November 2024, is $54,370, or $26 an hour. This is far below the advised housing wage of $69,480, which is needed to comfortably afford a decent place to live at a fair market rent of $1,737 per month. According to Rent Cafe, the average rent in West Chester, Pennsylvania, as of December 2024, is actually higher than Chester County’s fair market rent of $1,737 per month and is estimated to be $1,977 for an 882-square-foot apartment. To comfortably rent an apartment at this rate, spending no more than 30% of income on housing, one would need to make $79,080 per year.
According to The Home Team, a local Chester County faith community at Westminster Presbyterian Church, “In Chester County, for every $1.00 wages have increased since 2000, housing and transportation costs have increased by $1.75. As housing prices outstrip wages, the essential workers we depend on are priced out.”
The Home Team provides a myriad of facts about attainable housing in Chester County. About 40% of Chester County’s workforce is in retail, health, accommodation, education, and food service industries. The median income for workers in these industries is $61,000 or less, still below the fair market rate. Recent college graduates working in schools, hospitals, universities, and other employers of young professionals have trouble finding housing they can afford. Chester County's long-term economic success depends on the availability of safe and affordable housing for our workforce.
It’s not just the cost of rent that is rising; the housing market is also out of reach for many. Luxury houses and townhomes are being built, with not enough Chester County residents being able to afford to live in them. The Home Team reports that “Of the roughly 1,600 new housing units built in Chester County in 2023, less than half were owner-occupied; of those, only 8.5% were under $250,000. The median home sale price in Chester County in 2023 was $492,000.”
Habitat for Humanity’s Response: Building a Better Future
We at Habitat for Humanity of Chester County believe that everyone deserves a stable, affordable place to call home. In 2024, we celebrated many home closings, completed our Coatesville housing development, and rehabilitated the current housing stock in Chester County. Here is a closer look into our plans for 2025.
The Cambria Neighborhood in Coatesville is now complete—a culmination of 20 years of hard work that resulted in 84 affordable homes. Here's what we are working on now in Coatesville:
A single new home on Lumber Street and a rehab of a home on Strode Avenue.
Volunteers are demolishing and rebuilding a home on 1st Avenue in partnership with the Church Housing Corporation.
Permits for a new twin home on Coates Street are pending.
Preliminary work is underway for two more twin homes on Coates Street, seven homes on the lower lot of Foundry Street, and as many as 35 homes on the upper lot of Foundry Street.
In West Grove:
We are rehabilitating a home on Edgehill Avenue.
Our 40-home Fuller Meadows community is halfway done! Groundbreaking for Phases 5 and 6 is scheduled, which will provide affordable housing for ten families in that community.
Across Chester County:
22 Home Repair projects are in progress
36 Home Repair projects are approved and waiting
What You Can Do
As individuals, there’s much we can do to help move this conversation forward. We need to understand the problem and advocate for solutions that promote affordable housing. Attending local planning commission meetings, supporting candidates who champion attainable housing, and voicing support for zoning changes can all make a difference.
Want to get involved with Habitat for Humanity of Chester County in making a difference? Learn more about attending our fundraising events, volunteering, donating, advocacy, our ReStores, and more.
Follow us on Facebook, Instagram, and LinkedIn for the latest announcements, events, and updates. Check out our YouTube channel to view our latest 2024 Annual Update after the live Zoom meeting on 1/16/24.
The Road Ahead: A Community’s Call to Action
The housing crisis in Chester County is not something we can solve overnight. But with concerted efforts from residents, policymakers, and organizations like Habitat for Humanity, we can make the dream of homeownership and affordable rental housing a reality for more families. As we look toward 2025 and beyond, let’s remember that a community is only as strong as its willingness to care for everyone within it. And together, we can build a future where housing is both attainable and sustainable for all.
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