1st Advantage MortgageAdams County households have a median income of $84,092 and median rent of $1,115 a month (ACS 2020 to 2024). Borrow only what the expense needs, pick the shortest affordable term, and walk away from any lender asking a Adams County applicant for an upfront fee.
On this page
- Adams County in brief
- Paychecks and income spread in Adams County
- Adams County at the extremes
- What it costs to live in Adams County
- How Adams County residents earn a living
- Regional comparison for Adams County
- The communities that make up Adams County
- Adams County households compared
- Local borrowing considerations for Adams County
- Room for a loan payment in Adams County
- Four steps for Adams County borrowers
- Checking a lender's license in Pennsylvania
- Keep exploring
- Frequently asked questions
Adams County in brief
Adams County is home to about 106,115 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 31st most populous of 67 county-level areas in Pennsylvania. Land area is 519 square miles (2024 Gazetteer), so density runs near 205 per square mile. Metro area: Gettysburg, PA (OMB, 2023). Of the 26 Census places inside Adams County, Gettysburg leads by population with about 8,254; 13 of the 26 are incorporated.
Paychecks and income spread in Adams County
Adams County households have a median income of $84,092 (ACS 2020 to 2024), which ranks 10th of 67 in Pennsylvania.
| Income band | Share in Adams County | Difference from Pennsylvania |
|---|---|---|
| Under $35,000 | 16.6% | -5.4 pts |
| $35,000 to $99,999 | 42.4% | +3.3 pts |
| $100,000 to $199,999 | 31.6% | +4.6 pts |
| $200,000 or more | 9.4% | -2.5 pts |
On the low end, 17% of Adams County households report under $35,000; at the top, 41% report $100,000-plus. Poverty rate, Adams County: 8.2%; Pennsylvania: 11.7%. Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Adams County at the extremes
The 3 Adams County numbers that rank furthest from typical in Pennsylvania, and what each means for a borrower:
- Households without a vehicle: 4.5% in Adams County. Only 1 of 67 Pennsylvania counties are lower. Car ownership is close to universal, and so are repair bills.
- On the poverty rate, Adams County sits near the bottom of Pennsylvania at 8.2%, 7th lowest of 67. Even here, a fee-first loan offer is a scam.
- The ACS unemployment rate: 3.4% in Adams County. Only 8 of 67 Pennsylvania counties are lower. A tight job market helps steady income, but lenders still verify it.
What it costs to live in Adams County
Adams County rent at the median: $1,115 a month, utilities in ($1,209 in Pennsylvania). Cost-burdened renters, paying 30%-plus of income: 44% in Adams County, 48% statewide. With a median value of $268,500, a typical Adams County house costs 3.2 times what the median household earns in a year. 79% of Adams County households own their home and 21% rent. Against the median U.S. county, Adams County rent is 27% above.
| Cost | Adams County | Pennsylvania figure | Higher or lower |
|---|---|---|---|
| Median gross rent | $1,115/mo | $1,209/mo | 8% lower |
| Median home value | $268,500 | $254,500 | 6% higher |
| Owners | 79% | 69% | +9.5 pts |
| Rent-burdened renters | 44% | 48% | -4.2 pts |
| Burdened owners | 26% | 24% | +2.7 pts |
| Mobile homes | 5.5% | 3.5% | +2.0 pts |
| Vacant units | 6% | 9% | -2.7 pts |
Owners with equity have a second option. Weigh a secured line against an unsecured loan by risk as well as cost before you choose (how they compare).
How Adams County residents earn a living
Top Adams County industry by residents employed: education and health care, 23%; second, manufacturing, 15%. Adams County over-indexes on manufacturing: 15% versus 11% in Pennsylvania. The survey's unemployment rate for Adams County averages 3.4% over 2020 to 2024 (state: 5.3%). About 76% drive to work alone and 20% have trips of 45 minutes or more. 4.5% of households have no vehicle.
| Industry | Share of Adams County workers | vs Pennsylvania |
|---|---|---|
| Education and health care | 22.8% | -3.9 pts |
| Manufacturing | 15.2% | +3.8 pts |
| Retail trade | 10.5% | -0.5 pts |
| Professional and administrative services | 8.5% | -2.8 pts |
| Construction | 8.5% | +2.5 pts |
| Arts, lodging and food service | 8.1% | +0.6 pts |
Where long drives are the norm, a car repair is one of the most common surprise bills. A small repair fund can keep a breakdown from turning into a loan.
Regional comparison for Adams County
Six nearby counties, 21 to 37 miles away by the straight-line distance between their centers. Frederick County leads the group on income ($122,002), Franklin County trails ($77,003), and Adams County out-earns 2 of the six. Some neighbors are in Maryland. Lender licensing is state by state, so a loan for a Adams County resident follows Pennsylvania rules.
| Nearby county | Center to center | Household income | Gross rent | Owner-occupied |
|---|---|---|---|---|
| Adams County | - | $84,092 | $1,115/mo | 79% |
| Cumberland County, PA | 21 mi | $87,494 | $1,249/mo | 71% |
| Carroll County, MD | 24 mi | $118,211 | $1,427/mo | 84% |
| York County, PA | 26 mi | $84,829 | $1,193/mo | 76% |
| Franklin County, PA | 27 mi | $77,003 | $1,093/mo | 74% |
| Frederick County, MD | 29 mi | $122,002 | $1,774/mo | 77% |
| Perry County, PA | 37 mi | $79,444 | $874/mo | 82% |
The communities that make up Adams County
The table lists the 14 largest of 26 Census places in Adams County, by population. Together all 26 hold about 40,455 people, so roughly 62% of residents live outside any named place. Incomes vary by place: $138,003 at the median in Lake Heritage, $41,234 in Midway. Rent is cheapest in Biglerville ($844) and steepest in Carroll Valley ($2,208). This guide covers each of the 26 places and the rural areas around them.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Gettysburg | borough | 8,254 | $54,365 | $1,001 | 3 mi |
| Littlestown | borough | 4,850 | $70,901 | $964 | 11 mi |
| Carroll Valley | borough | 3,992 | $93,244 | $2,208 | 12 mi |
| McSherrystown | borough | 3,114 | $61,159 | $1,387 | 11 mi |
| Lake Heritage | CDP | 2,997 | $138,003 | n/a | 5 mi |
| Bonneauville | borough | 2,232 | $59,000 | $1,075 | 6 mi |
| Lake Meade | CDP | 2,176 | $114,917 | n/a | 12 mi |
| New Oxford | borough | 1,675 | $63,000 | $1,080 | 9 mi |
| East Berlin | borough | 1,523 | $73,523 | $1,077 | 13 mi |
| Hampton | CDP | 1,404 | $66,700 | $1,088 | 10 mi |
| Biglerville | borough | 1,070 | $52,407 | $844 | 4 mi |
| Abbottstown | borough | 940 | $81,607 | $1,122 | 12 mi |
| York Springs | borough | 865 | $92,750 | $1,061 | 11 mi |
| Midway | CDP | 860 | $41,234 | $1,164 | 12 mi |
CDP: census-designated place, an unincorporated community mapped for statistics.
Adams County households compared
In Adams County, 26% of adults have at least a four-year degree (35% in Pennsylvania). 6.0% of residents have no health coverage.
| People and households | Adams County | Compared with Pennsylvania | Compared with median county |
|---|---|---|---|
| Median age | 43.7 | +2.8 yrs | +2.2 yrs |
| Bachelor's or higher | 25.8% | -9.4 pts | +3.6 pts |
| No high school diploma | 8.6% | +0.7 pts | n/a |
| No health insurance | 6.0% | +0.3 pts | -1.9 pts |
| No vehicle | 4.5% | -5.9 pts | -0.9 pts |
| Work from home | 11.7% | -3.9 pts | +3.0 pts |
| Poverty rate | 8.2% | -3.5 pts | -5.0 pts |
| Unemployment (ACS) | 3.4% | -1.9 pts | -1.0 pts |
| Travel time to work | Workers |
|---|---|
| Under 15 min | 27.8% |
| 15 to 29 min | 32.9% |
| 30 to 44 min | 19.2% |
| 45 to 59 min | 8.8% |
| 60+ min | 11.3% |
Local borrowing considerations for Adams County
Adams County-specific points to check:
- Vehicle repairs. 20% of Adams County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- Strong incomes, long terms. 41% of Adams County households earn $100,000+. The risk is a term that outlasts the need.
- Credit reports. Pull free reports at AnnualCreditReport.com and dispute errors before applying.
Room for a loan payment in Adams County
Lenders compare monthly debt payments with gross monthly income, the debt-to-income ratio. For a Adams County household at the medians it works out like this; treat it as an illustration only.
- Monthly gross at the median, Adams County: $7,008
- Rent at the median, $1,115, takes 16% of that
- With a 36% ceiling, about $1,408 remains for car, card, student and any new loan payments
A household below the $84,092 median has less room than this, often none.
Four steps for Adams County borrowers
Steps that save money for Adams County residents:
- Know the exact dollar figure you need before talking to a lender.
- Collect three written offers and compare APR and total repaid.
- Check the license, then the reviews, then the offer.
- Ask a Adams County credit union about member loans.
Checking a lender's license in Pennsylvania
The Pennsylvania Department of Banking and Securities is the place to verify any lender's Pennsylvania license. A CFPB complaint gets forwarded to the company for a response. See the Pennsylvania state guide for the statewide picture.
Keep exploring
No city in Adams County has its own guide yet; the state page is next up.
Frequently asked questions
What is the median household income in Adams County?
$84,092 a year in the 2020 to 2024 Census survey, versus $77,971 for Pennsylvania. It ranks 10th of 67 in the state.
How much is rent in Adams County?
Median gross rent, utilities included, is $1,115 a month; 44% of renters spend 30% or more of income on it.
What are the biggest places in Adams County?
By population: Gettysburg, Littlestown, Carroll Valley, McSherrystown, Lake Heritage. The county has 26 Census places in all.
Are Adams County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.
How do I know a lender is legitimate in Adams County?
Look it up with the Pennsylvania Department of Banking and Securities, read the written offer, and refuse any fee before funding.