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Pennsylvania market guide
DSCR loans in Williamsport, PA
Rental financing for Williamsport investors, qualified on the property's rent.
Williamsport, PA DSCR loans work like they do elsewhere: the lender divides the property's rent by its full monthly payment. The local inputs are a median gross rent of $855, median real estate taxes of $2,737 and a renter share of 57%.
Williamsport by the Census numbers
Two Census medians frame the Williamsport rental market: gross rent of $855 a month, which is well below the Pennsylvania median of $1,209, and a home value of $154,300, which is well below the Pennsylvania median of $254,500. Annual median rent is about 6.6% of the median home value in Williamsport. That is a middle-of-the-road gross ratio, but it blends every housing type, so a house on a specific street needs its own rent comparables.
| Indicator | Pennsylvania | Williamsport | Difference |
|---|---|---|---|
| Annual property tax bill, median | $3,311 | $2,737 | -17% |
| Household income, median | $77,971 | $48,851 | -37% |
| Typical owner-occupied value | $254,500 | $154,300 | -39% |
| Typical monthly rent | $1,209 | $855 | -29% |
| Share in 2-4 unit buildings | 8.3% | 18.2% | +119% |
| Share of homes detached | 56.6% | 44.3% | -22% |
| Long commuters, 45 min plus | 16.4% | 4.6% | -72% |
| Degree holders, age 25+ | 35.2% | 27.0% | -23% |
| Workers on their own account | 8.2% | 4.2% | -49% |
| Renters paying 30%+ of income | 48.2% | 49.8% | +3% |
| Units sitting vacant | 9.2% | 13.6% | +49% |
| Typical construction year | 1965 | 1938 | |
| Annual rent divided by value | 5.7% | 6.6% | +17% |
| Tax as a share of home value | 1.30% | 1.77% | +36% |
| Residents (Census estimate) | 13,018,639 | 27,612 |
57.0% of households in Williamsport rent, well above the Pennsylvania median of 31%. A large renter base supports steady leasing but also means plenty of competing listings. Median household income of $48,851 (well below the Pennsylvania median of $77,971) sets the ceiling for rent growth, and 50% of renters already spend 30 percent or more of income on rent.
What Williamsport investors are buying
Williamsport has a deep multifamily layer: roughly 41% of units sit in buildings of two or more, with 18% in duplexes through fourplexes. A median construction year of 1938 means many properties predate modern codes, so budget for repairs before you trust a cash-flow figure.
Williamsport reports 14% of units vacant and a rental vacancy rate of 7.3%, a measure of how quickly a listed unit might lease.
What the data means for Williamsport buyers
At 6.6%, Williamsport is neither a bargain nor a stretch for DSCR underwriting, so the file turns on the exact rent, tax and insurance figures for the property. Older homes dominate Williamsport, so ask about roof, panel and plumbing age early, because insurers and appraisers do. A large renter population (57%) supports leasing, though it also means many competing landlords, so condition and price positioning count.
The payment side of the Williamsport ratio
Property taxes in Williamsport run a median $2,737 a year for owners, about 17% below the Pennsylvania median of $3,311. As a share of median value, that is about 1.77%. Compared with annual median rent, the tax line is about 27%.
County-level hazard data from FEMA (National Risk Index 1.20) shows Lycoming County with relatively low overall risk and winter weather (relatively high), strong wind (relatively high) and riverine flooding (relatively moderate) at the top of the list.
| Hazard in Lycoming County, FEMA index | Level |
|---|---|
| Lightning exposure | Relatively Moderate |
| Riverine flooding exposure | Relatively Moderate |
| Strong wind exposure | Relatively High |
| Winter weather exposure | Relatively High |
| Social vulnerability score | Relatively Moderate |
| Annualized loss estimate | Relatively Low |
| Composite risk | Relatively Low |
A Williamsport landlord policy is priced on roof, age, wiring and location, and the annual premium divided by twelve lands in the payment the lender tests.
What the Williamsport medians allow
The quick test for Williamsport: rent of $855 divided by a 1.25 ratio allows a total payment of $684, and subtracting $228 in monthly taxes leaves $456 for the loan, insurance and dues. At 1.00 the allowance is the full $627.
What PA law and Williamsport require of landlords
Rental registration, inspection and nightly-stay rules differ by city, and we have not verified Williamsport's from a municipal source. A short call to the city and Lycoming County before you make an offer is cheap insurance. On lodging taxes, a Williamsport host should read this first. Pennsylvania applies its state hotel occupancy tax to short-term rentals of under 30 days, and platforms such as Airbnb collect and remit it, while counties and cities can add their own room taxes.
For a Williamsport lease, the Pennsylvania deposit rule is 2 months' rent in the first year; 1 month's rent from the second year on, as set out in 68 P.S. §§ 250.511a, 250.511b, 250.512. After move-out, the Williamsport owner has 30 days to return the deposit or account for deductions. Entry rules: No statute; follow the lease.
How Williamsport stacks up statewide
Here is how Williamsport ($154,300) compares with other Pennsylvania cities we cover, where values run $45,400 in Johnstown up to $219,500 in Lancaster.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Lancaster | 51% | $3,404 | $219,500 | 57,719 | $1,240 |
| Allentown | 57% | $3,829 | $206,600 | 125,976 | $1,317 |
| Johnstown | 45% | $1,199 | $45,400 | 18,087 | $644 |
| Williamsport | 57% | $2,737 | $154,300 | 27,612 | $855 |
Employers and institutions near Williamsport rentals
About 4.2% of Williamsport workers are self-employed, the kind of borrowers whose tax returns understate cash flow and who often prefer a loan sized on rent. Other workforce markers: government workers are about 14% of employment, 27% of adults hold a bachelor's degree or higher and 5% of commuters travel 45 minutes or more.
The Williamsport area is home to Lycoming College and The Commonwealth Medical College. Students and employees at schools like these are a recurring source of rental demand. Transportation links include interstate access via I-180 and air service through Williamsport Regional Airport and Dulles International Airport. Easy highway and air access helps both tenant commutes and remote ownership.
Moving from numbers to a Williamsport loan
Gather the lease or rent estimate, the tax estimate and an insurance quote for the Williamsport address, check them in the calculator, and begin your application or get a quote first.
More Pennsylvania markets
- All Pennsylvania DSCR loans
- DSCR loans in Johnstown, PA
- DSCR loans in Allentown, PA
- DSCR loans in Lancaster, PA
- Every market we cover
References
- ACS 2020 to 2024 estimates for Williamsport
- National Risk Index entry, Lycoming County
- Encyclopedia entry for Williamsport
- 68 P.S. §§ 250.511a, 250.511b, 250.512, the Pennsylvania deposit law
- Pennsylvania tax source: Pennsylvania Department of Revenue, home-sharing
The Williamsport statistics are five-year ACS estimates (2020 to 2024), which have sampling error. Landlord rules for Williamsport rest on Pennsylvania statutes and the CC BY 4.0 RedFlagLease dataset. Reviewed in October 2026, with no promise that rules have stayed put.
A short buyer checklist
Ask the seller for twelve months of utility bills and any lease on the Williamsport property, confirm who pays water, trash and lawn care, and get the insurance quote before the inspection period ends so the ratio is tested on real numbers.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
Which rent counts when I finance a Williamsport property?
It comes from a lease or from the market rent in the appraisal, whichever the program uses. Against that, the Williamsport median is $855.
Does the ratio in Williamsport include taxes and dues?
They count in full. A 1.25 ratio on $855 of rent permits a payment near $684, and median Williamsport taxes take about $228 of it each month.
What do Williamsport owners pay in real estate taxes?
The median bill is $2,737, an effective rate near 1.77%. Because Lycoming County may reassess at sale, use an estimate on the new price when you run the ratio.
Is short-term rental income allowed for a Williamsport DSCR loan?
Depending on the lender, yes, if the property may legally be used that way and income is documented. Confirm the local permit, association rules and Pennsylvania lodging taxes before you underwrite nightly income in Williamsport.
Are there deposit limits for Williamsport rentals?
Under 68 P.S. §§ 250.511a, 250.511b, 250.512: 2 months' rent in the first year; 1 month's rent from the second year on. The deposit is due back within 30 days of move-out. Check the statute and your lease before collecting.
How exposed is Williamsport to natural hazards?
Overall risk is rated relatively low for the county. Because the rating covers a whole county, look up the specific property on FEMA's flood map before you offer.
Can I close a Williamsport DSCR loan in an LLC?
Not required. An LLC borrower is routine for investor programs, with entity paperwork and a guaranty. Form the company before you go under contract in Williamsport.