Looking for local insights on Lehigh Valley/ Northampton, PA
New to Real Estate · Westchester, NY · Member since 2023 · 13 posts · 13 votes
Hi Bigger Pockets,
My name is Jackie and after a few years of reading and procrastinating, I think I’ve selected the market that I’m going to focus on: Lehigh Valley, PA (also considering the neighboring county, Northampton in PA). Outlined the criteria I’m looking for below, which I think both these markets fit. If anyone has thoughts and/or experience in this area, I’d love to chat!
Ideal criteria:
Thanks! Looking forward to connecting,
Jackie
I started investing in LV in 2019 and am very happy wit my investments there. The region is made up of many micro markets that are very different from one another - in pricing, regulatory issues, tenant type, appreciation potential etc. You appear to be close enough to drive over and get to know the nuances of the market which is obviously an advantage (and a must IMO). Happy to share insights and point you to some valuable resources if you want to reach out
I started investing in LV in 2019 and am very happy wit my investments there. The region is made up of many micro markets that are very different from one another - in pricing, regulatory issues, tenant type, appreciation potential etc. You appear to be close enough to drive over and get to know the nuances of the market which is obviously an advantage (and a must IMO). Happy to share insights and point you to some valuable resources if you want to reach out
Hi Jackie,
I'm also ready to purchase my first property here in my home area.
The Lehigh Valley is a larger region consisting of the core Allentown-Bethlehem-Easton (ABE) as well as the smaller surrounding towns, and extends into Phillipsburg, NJ (across the river from Easton). The two counties here are Lehigh County (Allentown) and Northampton County (Bethlehem and Easton). Some of the outskirt towns may bleed into neighboring counties.
We are driving distance to NYC, Philly, and the shore, with an international airport and major warehouses, job and population growth, several colleges and universities, hiking and trails, waterways, museums, a booming healthcare sector, rising property values, diverse industries (both blue and white collar), still thriving malls, plenty of commerce, and ongoing redevelopment and development throughout. It's a shame life threw a wrench in my plans to buy here a few years ago!
I'm currently speaking with lenders and saving up more seed money to snag my first rental :) I'm also interested in redevelopment and infill development.
Hi Jackie,
I'm also ready to purchase my first property here in my home area.
The Lehigh Valley is a larger region consisting of the core Allentown-Bethlehem-Easton (ABE) as well as the smaller surrounding towns, and extends into Phillipsburg, NJ (across the river from Easton). The two counties here are Lehigh County (Allentown) and Northampton County (Bethlehem and Easton). Some of the outskirt towns may bleed into neighboring counties.
We are driving distance to NYC, Philly, and the shore, with an international airport and major warehouses, job and population growth, several colleges and universities, hiking and trails, waterways, museums, a booming healthcare sector, rising property values, diverse industries (both blue and white collar), still thriving malls, plenty of commerce, and ongoing redevelopment and development throughout. It's a shame life threw a wrench in my plans to buy here a few years ago!
I'm currently speaking with lenders and saving up more seed money to snag my first rental :) I'm also interested in redevelopment and infill development.
Hi Jackie,
I'm also ready to purchase my first property here in my home area.
The Lehigh Valley is a larger region consisting of the core Allentown-Bethlehem-Easton (ABE) as well as the smaller surrounding towns, and extends into Phillipsburg, NJ (across the river from Easton). The two counties here are Lehigh County (Allentown) and Northampton County (Bethlehem and Easton). Some of the outskirt towns may bleed into neighboring counties.
We are driving distance to NYC, Philly, and the shore, with an international airport and major warehouses, job and population growth, several colleges and universities, hiking and trails, waterways, museums, a booming healthcare sector, rising property values, diverse industries (both blue and white collar), still thriving malls, plenty of commerce, and ongoing redevelopment and development throughout. It's a shame life threw a wrench in my plans to buy here a few years ago!
I'm currently speaking with lenders and saving up more seed money to snag my first rental :) I'm also interested in redevelopment and infill development.
We do a fair amount of lending in the Lehigh Valley, so I’ve seen a good amount of investor activity there. Lehigh Valley can absolutely fit what you’re describing. It checks a lot of your boxes: driving distance to NYC, healthcare and logistics job base, steady population growth, and still relatively affordable compared to North Jersey or Westchester.
A few things to keep in mind as you narrow it down:
Micro-location is everything there. Within Allentown, Bethlehem, and Easton, you can be in a solid B+ pocket on one block and a very different tenant profile a few streets over. Spend time studying comps and, if possible, walking the neighborhoods.
For single-family buy and hold, make sure the rent-to-price ratio truly supports today’s rates. The “driving distance to NYC” angle is appealing, but the deal still has to cash flow conservatively.
If you’re targeting light cosmetic value-add, prioritize properties with strong fundamentals — good layout, solid roof, mechanicals, and foundation. In older PA housing stock, deferred maintenance can quietly erase your margin if you’re not careful.
Long-term tenants in that area are very doable, especially near hospitals and distribution hubs, but screening is everything (just like anywhere else).
We do a fair amount of lending in the Lehigh Valley, so I’ve seen a good amount of investor activity there. Lehigh Valley can absolutely fit what you’re describing. It checks a lot of your boxes: driving distance to NYC, healthcare and logistics job base, steady population growth, and still relatively affordable compared to North Jersey or Westchester.
A few things to keep in mind as you narrow it down:
Micro-location is everything there. Within Allentown, Bethlehem, and Easton, you can be in a solid B+ pocket on one block and a very different tenant profile a few streets over. Spend time studying comps and, if possible, walking the neighborhoods.
For single-family buy and hold, make sure the rent-to-price ratio truly supports today’s rates. The “driving distance to NYC” angle is appealing, but the deal still has to cash flow conservatively.
If you’re targeting light cosmetic value-add, prioritize properties with strong fundamentals — good layout, solid roof, mechanicals, and foundation. In older PA housing stock, deferred maintenance can quietly erase your margin if you’re not careful.
Long-term tenants in that area are very doable, especially near hospitals and distribution hubs, but screening is everything (just like anywhere else).
Hey @Jackie Mcmorrow, welcome! I'm an investor, and run a sales team and property management company.
As Sheryl said, there is a little bit of something for everyone here. You can go from center city alleyways to farms and woodlands in a very short drive. There has been above average job growth here, with manufacturing, health care, professional services, and warehousing/transportation providing a great tenant pool. A new Eli Lilly manufacturing plant was just announced that continues that trend.
The vast majority of investment properties here were built in the early 1900s. I like to find ones that have been upgraded nicely by the previous owner, with modern plumbing, electrical, and roofing over a solid structure. Having a good contractor / home inspector is key.
The market here is changing. It has started to cool off this past year, but is still quite competitive overall. We've seen increasing importance on proper renovations, timely responses to quality tenants, and a better balance between buyers and sellers.
Side note, there are tons of fun things to do and great places to eat. I recommend you make a trip out here to check it out. Drive through Allentown, Bethlehem, and Easton, have a good dinner, and check out a hockey game or a show!