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Towns / Pennsylvania

Edinboro, Pennsylvania

Edinboro is a small town of about 5,800 people in Erie County, Pennsylvania. It's growing fast: its population is up 17% since 2020. A typical home costs about 4.6 years of the typical household's income, compared with 4.1 across the U.S. The nearest metro area of about a million people or more, Cleveland, is about 85 miles away as the crow flies.

Boom town

Population
5,790
up 17% since 2020
Typical home, 2020-24
$222,700
Erie County prices up 26% since 2022
Household income
$48,173
U.S.: $80,734
Prices, Erie area
91
U.S. average = 100
Emergency room
14 miles
Erie, PA
To Cleveland
85 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices run 9% below the U.S. average in the Erie metro area.
  • More house for the moneyA typical home costs 4.6 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhood4 violent crimes were reported in 2025, about 0.7 per 1,000 people (U.S.: 3.3). Property crime: 8.7 per 1,000 (U.S.: 15.3).
  • Schools in town3 public schools: 1 elementary, 1 middle and 1 high school.
  • A hospital close byLecom Medical Center and Behavioral Health Pav in Erie, about 14 miles away, has the nearest emergency room.
  • Within reach of a big cityCleveland is about 85 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Edinboro meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

What kind of town

Boom town. The population is up 17% since 2020. Growing fast, with rising home values. Watch for chain stores and big apartment complexes: the small-town feel may not last.

The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024
$222,700U.S.: $332,700
Home prices since then
Up 26%Erie County, 2022 to 2025
Typical rent, with utilities
$876 a monthU.S.: $1,413
Typical household income
$48,173U.S.: $80,734
Homes owned by the people living in them
42%U.S.: 65%
Typical property tax bill
$2,816 a yearPennsylvania: $3,311
Homes built before 1940
9%U.S.: 12%
Homes built since 2010
7%U.S.: 11%
Vacation and seasonal homes
6%U.S.: 3%
Everyday prices
91U.S. average = 100 (the Erie metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 26% since 2022. Everyday prices are the government's average for the Erie metro area, not Edinboro alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate
5,7902020: 4,962
Median age
23.4 yearsU.S.: 38.9
Age 65 and older
10%U.S.: 17%
Under 18
11%U.S.: 22%
Adults with a bachelor's degree or more
61%U.S.: 36%
Moved here from another county or state in the past year
14%U.S.: 6%
College students
39%share of all residents

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work
Schools, health care and social services (35%); arts, recreation, lodging and restaurants (15%); retail (10%)
Unemployment rate
0%U.S.: 5%
Average commute
18 minutesU.S.: 26 minutes
Work from home
6%U.S.: 15%
Below the poverty line
21%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Lecom Medical Center and Behavioral Health Pav, Erie, PA, about 14 miles away. It's a general hospital. Medicare gives it 1 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

3 public schools in Edinboro, run by General McLane SD.

See each school on the federal school search, then check test scores and graduation rates on Pennsylvania's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet
75%U.S.: 76%
Homes with any internet subscription
91%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low
16°F
July average high
80°F
Days 90°F or hotter
1 a year
Nights at or below freezing
150 a year
Rain and melted snow
49 inches a year
Snow
114 inches a year
Elevation
1,206 feet

Weather station: Union City Filtration Plant (14 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Lecom Medical Center and Behavioral Health Pav, Erie, Cleveland.

Erie County is in a metro area of 250,000 to 1 million people (USDA rural-urban code 2, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

1 place on the National Register of Historic Places.

Read about Edinboro's history on Wikipedia.

Know Edinboro?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Smaller places

  • Venango, PA205 people, 7 miles
  • Mill Village, PA378 people, 8 miles
  • McKean, PA477 people, 9 miles
  • Woodcock, PA139 people, 9 miles
  • Cranesville, PA563 people, 11 miles
  • Saegertown, PA840 people, 11 miles
  • Platea, PA431 people, 12 miles
  • Springboro, PA366 people, 14 miles

Sources

  1. U.S. Census Bureau, Population Estimates (Vintage 2025)
  2. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
  3. Federal Housing Finance Agency, House Price Index for counties (all transactions)
  4. U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
  5. FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
  6. Centers for Medicare & Medicaid Services, Hospital General Information
  7. National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
  8. National Center for Education Statistics, IPEDS institution directory, 2024
  9. NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
  10. U.S. Geological Survey, 3D Elevation Program
  11. National Park Service, National Register of Historic Places listings
  12. National Park Service, park unit boundaries
  13. USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
  14. U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.