Living in Hershey, PA.
The Sweetest Place on Earth — a company town turned polished suburb with top schools, Penn State Health, and a year-round tourism economy that funds one of Pennsylvania's most amenity-rich communities.
The Numbers
Quick facts.
A snapshot of what Hershey looks like on paper — helpful context before you tour.
Population
~14,400
Median Age
40.2
Median Income
$88,900
Median Home Price
$415,000
Price / Sq Ft
$205
Avg. Property Tax
~1.9%
Avg. Commute
20 min
Homeownership
62%
School District
Derry Township SD
ZIP Code
17033
Walkability
Downtown Hershey walkable; suburbs and Derry Township require a car
Best suited for
- Families
- Professionals
- Luxury Buyers
- Retirees
Figures are approximate and drawn from public sources including the U.S. Census, Bright MLS, and district reporting. Verify with a local professional before making decisions.
The Personality
Why people love Hershey.
Hershey isn't in Lancaster County — it sits just across the line in Dauphin County — but it's frequently on the list for buyers considering the greater Lancaster–Harrisburg corridor.
Founded as Milton Hershey's company town, it has grown into a polished, well-funded suburb with excellent schools, major employers, and cultural amenities that draw visitors from around the country.
Atmosphere
Manicured, well-funded, and family-oriented. The Hershey Trust's presence shapes everything from streetlamps (shaped like chocolate kisses) to the schools.
Lifestyle
Walkable downtown, year-round events at Hersheypark, and access to concerts, medical care, and shopping usually associated with much larger cities.
Downtown
Cocoa Avenue and Chocolate Avenue form the walkable spine, with restaurants, boutiques, and the historic Hershey Theatre nearby.
Parks & outdoors
The Hershey Gardens, Cocoa Beanery walking loop, and dozens of township parks handle outdoor life.
Commute & highways
Route 322 runs to Harrisburg (~15 min); PA Turnpike puts Philadelphia at ~2 hours. Amtrak in nearby Middletown.
- Top Derry Twp schools
- Penn State Health
- Cultural amenities
- Family-friendly
- Well-funded township
The Market
Housing market.
Hershey homes in the Derry Township school district move quickly year-round. Physician relocation from Penn State Health keeps demand steady even in slower months.
Median existing home
$415,000
Median new construction
$595,000
Typical lot size
0.20 – 0.50 acres
Average days on market
10 – 18 days
Company-town historic homes
Classic Milton Hershey-era single-family in the downtown core — brick, tile roofs, and mature landscaping.
Mid-century single-family
Well-kept ranches, split-levels, and colonials throughout Derry Township.
Luxury homes
Estates in Fox Chase, Deer Run, and along the ridges east of downtown, often $700K–$1.5M+.
New construction
Charter Homes, McNaughton Homes, and Landmark Homes active in and around Derry Township.
Building New
New construction.
Builders currently active in and around the community.
Charter Homes
Master-planned communities on Hershey's edges with amenities and consistent design.
McNaughton Homes
Long-standing regional builder with active Derry Township communities.
Landmark Homes
Move-up single-family and 55+ options.
Custom builders
Metzler and Keystone active for build-on-your-land in Derry Township.
Financing a build? Construction-to-Permanent and One-Time Close programs are available.
Education
Schools.
One of the most sought-after public districts in Central Pennsylvania — strong academics, well-funded facilities, and a distinct sense of tradition.
Public District
Derry Township School District
Enrollment
~3,700 students district-wide
Student:Teacher
~13:1
Strengths
Highly regarded academics and one of the top public school athletic programs in the state — particularly swimming, tennis, and lacrosse.
Elementary
- Early Childhood Center
- Hershey Primary Elementary
- Hershey Elementary
Middle / Intermediate
- Hershey Middle School
High school
- Hershey High School
Private & Charter Options
- Milton Hershey School (K–12, need-based)
- The Vista School
School district information is provided for reference only. Ratings, boundaries, enrollment, and academic performance change from year to year — always verify the most current information directly with the district and with sources like GreatSchools and Niche before making a home purchase decision.
Where locals eat
Restaurants & coffee.
A local's shortlist for eating and drinking in and around Hershey.
Breakfast
- The Chocolate Avenue Grill
- Cocoa Beanery
Lunch & Dinner
- Devon Seafood + Steak
- Fenicci's of Hershey
- The Hershey Grill
- Café Zooma
- Piazza Sorrento
Coffee shops
- Cocoa Beanery
- The Bagel Bin
- Elementary Coffee (Harrisburg, nearby)
Bakeries
- The Pantry
- Nissley's Cakery (nearby)
Breweries & Wineries
- Troegs Independent Brewing (adjacent)
- Cider House (nearby)
Ice cream
- Hershey's Chocolate World
- The Cow (Hershey Farm)
Date night
- Devon Seafood + Steak
- The Circular at Hotel Hershey
- Trattoria
Hidden gems
- Cocoa Beanery walking loop
- Hershey Gardens rose collection in June
Everyday & Boutique
Shopping.
Grocery
Giant, Weis, Karns Foods, and Whole Foods a short drive away.
Shopping centers
Tanger Outlets Hershey and shops along Route 322.
Local boutiques
Independent shops along Chocolate and Cocoa avenues.
Specialty
Hershey's Chocolate World for gifts and confections.
Outside
Parks & recreation.
Hershey Gardens
23 acres of themed gardens above downtown.
Cocoa Beanery walking loop
Local favorite for morning walks and runs.
Hersheypark
The community's front yard — season passes are common among residents.
ZooAmerica
11-acre walk-through zoo adjacent to Hersheypark.
The Calendar
Things to do.
Traditions, festivals, and attractions locals actually show up for.
Hersheypark
Amusement park, water park, and holiday-lights season.
GIANT Center concerts
Major touring acts year-round.
Hershey Theatre
Broadway series in a landmark 1930s theater.
Hershey Gardens
Seasonal exhibits and rose garden.
Getting Around
Commute & accessibility.
Approximate off-peak drive times from Hershey to the region's major destinations, plus notes on highways, transit, and rail.
Lancaster City
35 min
Lititz
30 min
Mount Joy
25 min
Hershey
—
Harrisburg
20 min
York
45 min
Philadelphia
100 min
Highways
US Route 322 and US 422; direct access to I-81 and I-83; PA Turnpike (I-76) ~20 min.
Public transit
Capital Area Transit (CAT) buses connect Hershey with Harrisburg.
Rail / Amtrak
Nearest Amtrak service is Middletown Station (~15 min) and Harrisburg Transportation Center (~25 min).
Drive times are approximate and reflect typical off-peak conditions. Actual times vary with traffic, weather, and route.
Honest Fit
Who should live here.
A strong fit for
- Physicians and healthcare professionals working at Penn State Health
- Families prioritizing Derry Township schools
- Move-up buyers looking for polished suburban amenities
- Empty nesters attracted to 55+ new-construction options
- Luxury buyers seeking well-appointed estates
May not be ideal if…
- Buyers wanting rural quiet or acreage
- Anyone bothered by tourism traffic during Hersheypark's peak season
- First-time buyers on a very tight budget — entry prices run high
Orient Yourself
On the map.
Hershey sits in Dauphin County, Pennsylvania.
Local Real Estate
What buyers should expect.
Hershey homes in Derry Township schools remain in high demand year-round, driven in part by Penn State Health physician relocation. Turn-key single-family under $500K almost always draws multiple offers. Luxury inventory is thinner and can take 30–60 days at higher price points. New construction offers strong choice.
Financing
Mortgage options.
Every home is different — and every buyer's situation is too. Corie Adams and her team live here, lend here, and know the appraisers, inspectors, and title companies who work Lancaster County every day.
Conventional
Standard 30-year and 15-year fixed loans — the most common financing path.
FHA
Low down payment (3.5%) and flexible credit — strong for first-time buyers.
VA
Zero down for eligible veterans and active-duty service members.
USDA
Zero-down financing in eligible rural areas of Lancaster County.
Jumbo
Financing for luxury homes and restored estates above conforming limits.
Construction
One-time close and construction-to-permanent for new builds.
Down Payment Assistance
PHFA Keystone Home Loan, K-FIT, and local grant programs.
Frequently Asked
FAQs about Hershey.
Is Hershey in Lancaster County?
No — Hershey is in Derry Township in Dauphin County, just across the county line. It's frequently considered by buyers looking at the greater Lancaster–Harrisburg corridor.
Is Hershey PA a good place to live?
Yes — Hershey offers top-ranked Derry Township schools, major employers like Penn State Health and the Hershey Company, and cultural amenities typically found only in larger cities.
What is the median home price in Hershey?
Approximately $415,000 for existing homes, with new construction averaging around $595,000.
What school district serves Hershey?
Derry Township School District, one of the top-ranked public districts in Central Pennsylvania.
How far is Hershey from Harrisburg?
About 15 minutes via Route 322.
How far is Hershey from Lancaster?
About 30 minutes south via Route 283 to Route 30.
Are there new construction homes in Hershey?
Yes — Charter Homes, McNaughton Homes, and Landmark Homes actively build in and around Derry Township.
What are property taxes like?
Effective rates run approximately 1.9% of assessed value.
What is Hershey's economy based on?
The Hershey Company, Penn State Health Milton S. Hershey Medical Center, Hersheypark, and Milton Hershey School are the major economic drivers.
Is Hershey walkable?
The downtown core along Cocoa and Chocolate avenues is walkable. Broader Derry Township is designed for driving.
What financing options work in Hershey?
Conventional is most common. Jumbo financing is used for higher-end custom homes; physician loans and construction loans are frequently used given the local Penn State Health workforce.
Do Hersheypark crowds affect residents?
Peak season (summer weekends and holiday lights in November–January) brings notable traffic on Route 743 and Hersheypark Drive; most residential neighborhoods are buffered from the busiest routes.
Nearby
Related communities.
Elizabethtown
A quiet college town on Lancaster County's western edge — walkable Main Street, Elizabethtown College energy, and one of the region's best-priced entries into a strong school district.
Mount Joy
A historic Susquehanna-adjacent borough with 1800s brick storefronts, Bube's Brewery, and a growing new-construction market — small-town character with steady momentum.
Manheim Township
Lancaster County's premier family suburb — leafy neighborhoods, one of the highest-ranked public school districts in the region, and every convenience within a five-minute drive.
Ready for your next chapter?
Let's start the conversation.
Found a neighborhood you love? I'd be happy to help you understand what homeownership could look like in this community and walk you through your financing options.
Every homebuying journey is different. Whether you're purchasing your first home, building your dream home, relocating to Lancaster County, refinancing, investing, or planning your next move, I'm here to help you make confident financial decisions.
You don't need to have everything figured out before reaching out. Sometimes the best first step is simply having a conversation.
- Secure online application
- Approximately 15 minutes to complete
- Personally reviewed by Corie Adams
- Personalized mortgage strategy
- Same-business-day follow-up whenever possible
- No pressure. No obligation. Just honest guidance.
Not quite ready?
Continue exploring my Homebuyer's Resource Library, Living in Lancaster County Guides, or Builder Resource Center. I'm here whenever you're ready.