The Pittsburgh Tax & Cost of Living Guide
The Real Cost of Living: City vs. Suburbs
How moving across the county line changes your taxes, monthly payment, and buying power.
The 3-Column Showdown
A side-by-side view of the taxes that drive monthly affordability.
| Feature | City Living(Shadyside / Lawrenceville) | Allegheny North(Wexford / Pine / Marshall) | Butler North(Cranberry / Adams) |
|---|---|---|---|
| Income Tax (EIT) | 3.0% (Highest) | 1.0% (Lowest) | 1.0% (Lowest) |
| Property Tax | Varies (High Effective Rate) | ~2.0% (Effective Rate) | ~1.2% (Lowest) |
| Transfer Tax | 5.0% (Huge Closing Cost) | ~2.0% - 2.5% | ~2.0% |
| Sales Tax | 7% | 7% | 6% |
Do I pay City Tax if I work Downtown?
NO.
In Pennsylvania, your Local Earned Income Tax (EIT) is based on where you sleep, not where you work. If you move from a condo in the Strip District to a home in Wexford or Cranberry, your Income Tax bill drops immediately from 3% to 1% even if your office is in the US Steel Tower.
Impact: On a $200,000 household income, that is $4,000/year in immediate cash savings.
The $60,000 Rule (Wexford vs. Cranberry)
While Income Tax is the same (1%) in both North Hills suburbs, Property Taxes differ. Butler County taxes are roughly 0.8% lower (effective rate) than Allegheny County.
On a $600,000 home, this saves you approximately $400/month in taxes. At today's rates, that $400/month payment could fund an additional $60,000 - $70,000 in purchase price.
The trade-off: Buying in Cranberry gives you more house for the money, but often adds 15-20 minutes to a downtown commute compared to Wexford.
Leaving the City? You Save Twice.
- Income Tax Cut: Save 2% of your salary.
- Transfer Tax Cut: Save 3% on closing costs (the City charges 5% vs. ~2% in the suburbs).
On a $500,000 home purchase with a $200k household income, leaving the City saves you $15,000 in upfront closing costs and $4,000/year in income tax alone.
Not sure which neighborhood fits your budget and lifestyle?
Schedule a ConsultationTax rates, millage, and Common Level Ratios are subject to change. Figures above are estimates for comparison purposes only. Please verify specific tax liabilities with the local municipality and school district before submitting an offer.