Living in Millersville, PA.
A walkable college borough anchored by Millersville University — one of Lancaster County's best-priced entries to a top school district, with a genuine sense of community year-round.
The Numbers
Quick facts.
A snapshot of what Millersville looks like on paper — helpful context before you tour.
Population
~8,100
Median Age
26.9
Median Income
$62,400
Median Home Price
$305,000
Price / Sq Ft
$170
Avg. Property Tax
~1.8%
Avg. Commute
22 min
Homeownership
48%
School District
Penn Manor SD
ZIP Code
17551
Walkability
Walkable near Millersville University; car-oriented in outlying neighborhoods
Best suited for
- Families
- First-Time Buyers
- Empty Nesters
- Investors
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 Millersville.
Millersville pairs the energy of a state university with a compact, walkable borough — mature trees, sidewalks in every direction, and a Main Street that feels less like a strip and more like a town square.
The Penn Manor School District, university amenities, and reliable price-per-sqft value make it a favorite of first-time buyers, professors, and empty nesters wanting to stay engaged with a lively community.
Atmosphere
College-town lively during the semester, quiet and calm in the summer. Neighbors tend to stay for decades.
Lifestyle
Walk to campus events, coffee, and the borough's Main Street. Bike to Lancaster City in about 15 minutes.
Downtown
George Street holds cafés, restaurants, and university-adjacent shops. The Ware Center for the Arts is a short drive.
Parks & outdoors
Millersville has a strong parks system — Wickersham Park, Manor Park, and the Conestoga Trail all serve residents.
Commute & highways
Route 741 and Manor Avenue connect quickly to Lancaster City (10 min) and Route 30.
- Millersville University
- Penn Manor schools
- Walkable borough
- Best-priced entry
- Bike-friendly
The Market
Housing market.
Millersville offers strong value in the Penn Manor school district. Well-priced homes under $350K move within two to three weeks; investor and university-adjacent demand keeps the lower-end active.
Median existing home
$305,000
Median new construction
$425,000
Typical lot size
0.15 – 0.35 acres
Average days on market
12 – 20 days
Historic borough homes
1900s–1930s single-family on tree-lined streets close to the university.
Mid-century single-family
Ranches and split-levels in the borough's edge neighborhoods.
Townhomes
Newer townhome supply in Manor Township adjacencies.
New construction
Charter Homes, Berks Homes, and Landmark active in Manor Township on Millersville's edges.
Building New
New construction.
Builders currently active in and around the community.
Charter Homes
Active in Manor Township adjacencies with master-planned neighborhoods.
Berks Homes
Townhome and single-family projects.
Landmark Homes
Move-up single-family developments.
Custom builders
Metzler, Keystone, and Ashton for build-on-your-land in Manor and Pequea townships.
Financing a build? Construction-to-Permanent and One-Time Close programs are available.
Education
Schools.
Penn Manor is a large, well-established district covering Millersville and surrounding townships — strong academics and a well-regarded athletic program.
Public District
Penn Manor School District
Enrollment
~5,300 students district-wide
Student:Teacher
~15:1
Strengths
Well-regarded academics, strong music and STEM offerings, and a large campus with breadth of AP courses and athletics.
Elementary
- Central Manor Elementary
- Eshleman Elementary
- Hambright Elementary
- Letort Elementary
- Martic Elementary
Middle / Intermediate
- Manor Middle School
- Marticville Middle School
High school
- Penn Manor High School
Private & Charter Options
- Lancaster Country Day School (nearby)
- Lancaster Mennonite 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 Millersville.
Breakfast
- Front Street Café
- Rachel's Café (nearby Lancaster City)
Lunch & Dinner
- Front Street Café
- Café 24
- Fiorentino's (nearby)
- The Pizza Grille
Coffee shops
- Front Street Café
- Passenger Coffee (short drive)
Bakeries
- Achenbach's (nearby)
- Prantl's (nearby Manheim Twp)
Breweries & Wineries
- Spring House Brewing (nearby)
- Nissley Vineyards (short drive)
Ice cream
- The Meadows Frozen Custard
- Lapp Valley Farm (nearby)
Date night
- Fiorentino's (nearby)
- Front Street Café
- Belvedere Inn (Lancaster City)
Hidden gems
- Ware Center for the Arts events
- Conestoga Trail sunset walks
Everyday & Boutique
Shopping.
Grocery
Giant, Weis, and Aldi within Millersville; Wegmans and Whole Foods a short drive north.
Local shops
Independent shops and university-adjacent stores along George Street.
Farmers markets
Lancaster Central Market and Root's Country Market both within 15 minutes.
Shopping centers
Park City Center and Shoppes at Belmont within a 10-minute drive.
Outside
Parks & recreation.
Wickersham Park
Ballfields, walking paths, and the community pool.
Manor Park
Neighborhood park with playgrounds and open space.
Conestoga Trail
Walking and hiking trail along the Conestoga River.
Millersville University Pond
Campus-accessible walking loop and gathering point.
The Calendar
Things to do.
Traditions, festivals, and attractions locals actually show up for.
Millersville University events
Public lectures, concerts, athletic events, and community programs year-round.
Ware Center for the Arts
MU-run cultural venue with concerts, performances, and gallery shows.
Concerts on the Green
Free summer concert series at Wickersham Park.
Homecoming and Family Day
University weekends that draw broader community engagement.
Getting Around
Commute & accessibility.
Approximate off-peak drive times from Millersville to the region's major destinations, plus notes on highways, transit, and rail.
Lancaster City
10 min
Lititz
20 min
Mount Joy
22 min
Hershey
40 min
Harrisburg
50 min
York
30 min
Philadelphia
78 min
Highways
Route 999 and Route 741 through town; Route 30 and Route 222 within 10 min.
Public transit
RRTA fixed-route bus service connects Millersville with Lancaster City and campus.
Rail / Amtrak
Lancaster Amtrak Station is 10–15 minutes northeast.
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
- First-time buyers seeking Penn Manor schools at attainable prices
- Millersville University faculty, staff, and graduate students
- Empty nesters wanting a walkable borough near Lancaster City
- Investors targeting steady rental demand from the university
- Buyers wanting a college-town rhythm at a lower cost than Elizabethtown's western neighbors
May not be ideal if…
- Buyers wanting the highest-scoring district (some prefer Manheim Township or Lampeter-Strasburg)
- Anyone bothered by student neighbors in certain university-adjacent blocks
- Buyers seeking large-lot rural properties within the borough
Orient Yourself
On the map.
Millersville sits in Lancaster County, Pennsylvania.
Local Real Estate
What buyers should expect.
Millersville is a reliable-value market with steady turnover. Owner-occupant homes under $325K in Penn Manor schools move within 2–3 weeks. Investor demand keeps the lower-end market active — rental-eligible duplexes and multi-family properties near campus command competitive attention.
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 Millersville.
Is Millersville PA a good place to live?
Yes — Millersville offers a walkable college-town core, Penn Manor schools, university amenities, and one of the best-priced entries into a strong district near Lancaster City.
What school district serves Millersville?
The Penn Manor School District, a well-established mid-sized district serving Millersville and surrounding townships.
What is the median home price?
Approximately $305,000 for existing homes; new construction averages around $425,000.
How far is Millersville from Lancaster City?
About 5 miles — a 10-minute drive via Manor Avenue.
Are there new construction homes in Millersville?
Yes — Charter Homes, Berks Homes, and Landmark Homes actively build in Manor Township on Millersville's edges.
Is Millersville walkable?
The borough core along George Street is highly walkable — residents can reach the university, cafés, and shops on foot.
What is Millersville University?
Millersville University of Pennsylvania is a public university of ~7,500 students, part of the PA State System of Higher Education, and a major cultural and economic driver in the borough.
Is Millersville good for investors?
Yes — steady rental demand from Millersville University students, faculty, and staff makes duplex and multi-family properties consistently active.
What is the housing market like?
Moderately competitive. Owner-occupant homes under $325K move within 2–3 weeks; investor demand keeps rental-eligible properties active.
What are property taxes like?
Effective rates run about 1.8% of assessed value.
What financing options work best?
Conventional is most common. FHA works well at the lower end. DSCR and conventional investment financing are widely used for rental properties.
What outdoor recreation is nearby?
The Conestoga Trail, Wickersham Park, and quick access to the Susquehanna at Pequea are all popular with residents.
Nearby
Related communities.
Willow Street
Rolling farmland, top-rated Lampeter-Strasburg schools, and quick access to Lancaster City — Willow Street is Lancaster County's classic rural-suburban blend.
Lancaster City
One of America's oldest inland cities, quietly reborn as a small-city cultural hub — walkable brick streets, a nationally loved food scene, and an art culture that still feels genuinely local.
East Petersburg
A quiet, walkable Lancaster County borough with excellent Hempfield schools, established neighborhoods, and a small-town rhythm still within ten minutes of everything.
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.