States · Pennsylvania · Butler County

Butler, Pennsylvania.

Typical home $252,867 (+2.4% in a year), asking rent $931 (+9.3%). Pittsburgh, PA metro.

What it costs per month · Butler $1,327/mo

to buy the typical home at today's mortgage rate — +$688 (+108%) since Jan 2020.

What the home itself did
1 year
Up $5,912 +2%
$246,955$252,867 since Sep 2025
5 years
Up $41,980 +20%
$210,887$252,867 since Sep 2021

Monthly payment to buy the typical home

Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.

$500 $1,000 $1,500 $2,000 2002 2006 2010 2014 2018 2022 2026 Butler $1,327 Pennsylvania $1,507 United States $1,922
$500 $1,000 $1,500 $2,000 2002 2010 2018 2026
  • Butler$1,327
  • Pennsylvania$1,507
  • United States$1,922

At the last five years' pace, a typical home here doubles in price every 19 years.

Typical home values in Butler, PA rose 2.4% over the past year — faster than the nation's +1.2%.

Asking rents in Butler, PA rose 9.3% over the past year — faster than the nation's +2.7%.

Owning the typical home in Butler runs $879/mo more than renting one. The gap peaked at $936 in Jan 2025.

That is $1,811 a month against $931 rent: a $1,327 mortgage payment, plus $213 property tax and $271 insurance & upkeep.

Owning vs renting — Butler

The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.

$750 $1,000 $1,250 $1,500 $1,750 2025 2026 Owning all in $1,811 Renting $931 Mortgage only $1,327
$750 $1,000 $1,250 $1,500 $1,750 2025 2026
  • Owning all in$1,811
  • Renting$931
  • Mortgage only$1,327

Property tax · $213/mo 1.01% of value a year — the ACS 2020-2024 median bill over the median home value for Butler County, PA

Insurance & upkeep · $271/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.

Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.

Living in Butler, Butler County, Pennsylvania

Butler is a city of 13,502 people in Butler County. Half its households earn more than $44,247 a year and half less, against $89,843 across Butler County; 21% of its people live below the poverty line. 46% of its homes are lived in by their owners and 54% are rented. Unemployment in Butler County was 3.5% in August 2026, and the county had 0.7% more jobs in 2025 than the year before. The most residents work in shops, then schools and health care.

People 13,502 in the 2020 census; median age 38.1
Household income $44,247 the median, give or take $4,007 · Butler County: $89,843
Unemployment 3.5% Butler County, August 2026; 4.6% a year before
Homes 46% lived in by their owners; 54% rented

Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.

What it’s like

The place. Butler is a small city and the seat of Butler County, with a population that skews slightly younger than many older towns around it. Household incomes here run well below the county's, and more people live below the poverty line than most would expect in a county this size. Fewer homes are lived in by their owners than is typical, so renting is a common way of life, and a typical home costs less than in many parts of the region. Winters are cold and snowy, with January the coldest month, and summers are warm in July, with a fair amount of rain and melted snow across the year.

Work. Residents work mostly in shops, in schools, hospitals and social care, in manufacturing, and in restaurants, hotels and entertainment. Among the largest workplaces in Butler are the Veterans Health Administration, the Alliance for Nonprofit Resources, which provides paratransit transportation, and the Butler County Family YMCA. Unemployment across Butler County is lower than it was a year earlier, and the county has added a few more jobs over the past year. Relatively few adults hold a four-year degree, and most people travel a moderate distance to work, with a small number working from home.

Things to do. Connoquenessing Creek is a river within a short drive, a handy spot for time by the water. Farther afield, a longer drive brings you to the Ohio River and to the Andy Warhol Museum, one of the best known art museums in the region. Acrisure Stadium, a large stadium, is also a longer drive away.

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  • 6,116households
  • 23%of adults have a degree
  • 21%below the poverty line
  • 22 mintypical commute
  • 8%work from home

What residents work in

  • Shops (retail)21%
  • Schools, hospitals and social care19%
  • Manufacturing13%
  • Restaurants, hotels and entertainment12%
  • Transport, warehouses and utilities7%
  • Professional and business services6%

Employed residents by industry, from the Census survey. Butler County had 89,077 jobs in 2025, 0.7% more than the year before (Bureau of Labor Statistics).

Weather through the year

Average daily high and low for each month: coldest in January, 34° and 17°; warmest in July, 82° and 58° 20° 40° 60° 80° J 34° 17° F M A M J J 82° 58° A S O N D
Average daily high and low for each month: coldest in January, 34° and 17°; warmest in July, 82° and 58° 20° 40° 60° 80° J 34° 17° F M A M J J 82° 58° A S O N D

Coldest in January, with highs near 34° and lows near 17°; warmest in July, with highs near 82° and lows near 58°. About 35 inches of snow and 43 inches of rain and melted snow a year.

Average daily high and low, 1991–2020, at the Butler Southwest weather station, 2 miles away (NOAA).

Largest workplaces in Butler

  1. Veterans Health AdministrationFederal government · Department of Veterans Affairs766
  2. Alliance for Nonprofit ResourcesParatransit transportation services443
  3. Butler County Family YMCARecreational sports club facilities190
  4. Community Options ButlerResidential intellectual and developmental disability facilities81
  5. ButlerMail and parcel delivery76
  6. Armstrong Cable - ConstructionCable laying, including underground57
  7. Autobody ProductsParts and accessories dealers, automotive56
  8. Butler TechnologiesAddress lists screen printing without publishing49

Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 12 workplaces with 20 or more staff, 1,090 people in all. Federal offices come from OPM's federal workforce data (2026). Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.

Natural hazards

  1. Lightningrelatively high in parts of ButlerRelatively moderate
  2. Inland floodingrelatively high in parts of ButlerRelatively moderate
  3. Strong windRelatively moderate
  4. Winter weatherRelatively moderate

FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Butler’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.

From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Butler County and the Pittsburgh, PA metro.

Butler home values

Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.

$150,000 $200,000 $250,000 $300,000 $350,000 2018 2020 2022 2024 2026 Butler $252,867 Pennsylvania $287,078 United States $366,157
$150,000 $200,000 $250,000 $300,000 $350,000 2018 2022 2026
  • Butler$252,867
  • Pennsylvania$287,078
  • United States$366,157

Sellers are cutting prices on about 1 in 4 Butler listings, and the typical home goes pending in 18 days — the market is roughly in balance.

When this market ran hot

Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.

JFMAMJJASOND
2026
2025
2024
2023
2022
2021
2020
2019
2018
falling flat warming hot overheating runaway

Market heat, inside the city limits

Share of listings with a price cut

The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.

10% 20% 30% 2018 2019 2020 2021 2022 2023 2024 2025 2026 Butler 27.71% United States 26.90%
10% 20% 30% 2018 2022 2026
  • Butler27.71%
  • United States26.90%

Days to pending

How long the typical listing takes to go under contract.

10 20 30 40 2026 Butler 18 United States 27
10 20 30 40 2026
  • Butler18
  • United States27

Homes for sale

Active for-sale inventory. More supply hands power to buyers.

100 150 200 2018 2019 2020 2021 2022 2023 2024 2025 2026 Butler 186
100 150 200 2018 2022 2026
  • Butler186

New listings per month

Sellers arriving at the market.

20 40 60 80 2018 2019 2020 2021 2022 2023 2024 2025 2026 Butler 62
20 40 60 80 2018 2022 2026
  • Butler62

Median sale price

What buyers actually paid — closed sales, not asking prices.

$150,000 $200,000 $250,000 $300,000 $350,000 2020 2021 2022 2023 2024 2025 2026 Butler $257,720 United States $371,407
$150,000 $200,000 $250,000 $300,000 $350,000 2020 2022 2024 2026
  • Butler$257,720
  • United States$371,407

Sale-to-list ratio

Above 100%, homes sell over asking; below, buyers negotiate wins.

96% 97% 98% 2026 Butler 97.32%
96% 97% 98% 2026
  • Butler97.32%

Zip codes with a Butler address

A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Butler — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.

Zip codes in Butler