Research Reports

This report investigates the economic impacts of short-term rentals (STRs) in Pennsylvania in 2023 to analyze their effects on local housing availability and affordability across 20 municipalities in both urban and rural counties. The study employs Geographic Information System (GIS) mapping and statistical correlation methods to assess housing affordability and qualitative content analysis (QCA) to gauge public sentiment regarding STRs. Data were gathered from AirDNA, Zillow, the Pennsylvania State Tax Equalization Board, and local tourism agencies to provide a comprehensive overview of the STR landscape. Results indicate that Pennsylvania's STR market generated approximately $856.7 million in total revenue from 53,810 active listings. Although urban areas like Philadelphia and Allegheny counties had more active STRs, they had lower average daily rates (ADRs) compared to rural counties. Despite the substantial revenue generated, most STRs were only available for limited periods, with an average occupancy rate of 33 percent, raising concerns about their impact on local housing markets. The analysis revealed a complex relationship between STR prevalence and property values. Some municipalities experienced a positive correlation between the number of STRs and housing prices, while urban rents rose along with STR rents, suggesting the possibility of affordability challenges in some locales. Overall, the findings underscore the need for tailored regulations to balance the economic benefits of STRs with housing stability and community needs.

Over the 21st century, Pennsylvania communities have faced a severe opioid-driven overdose crisis, though deaths are now declining thanks to evidence-based interventions such as harm reduction services and medications for opioid use disorder (MOUD). However, major barriers persist in rural areas. This study examines access to MOUD and harm reduction services in rural Pennsylvania through surveys of 33 Single County Authorities, interviews with 59 stakeholders, including providers, criminal legal professionals, and residents with living experience, and site observations at four service locations. Findings show significant disparities in service availability, as many rural counties lack methadone or buprenorphine providers, have limited MOUD access in carceral settings, and few offer syringe services or drug-testing strips. Even where programs exist, transportation challenges, stigma, funding and insurance gaps, limited awareness, and scarce local capacity hinder access. The report concludes with policy recommendations to overcome these barriers and sustain progress in reducing overdose deaths.

This research project provides a comprehensive analysis of supply and demand for senior housing in rural Pennsylvania (PA). It aims to paint a picture of the housing circumstances of the seniors (aged 65 and over) by analyzing population projections, demographics, housing situations, and financial conditions. In 2020, seniors represented 21 percent of the rural population and are projected to account for 25 percent of the rural population by 2050. They have a lower median income compared to seniors living in urban areas and as compared to statewide household income. A majority of seniors (81 percent) own their homes, and most of them own or rent properties that were built before 1970. For senior renters, a big proportion of them (44 percent) bear high rental costs of at least 30 percent or more of their income. Furthermore, housing costs and rents are generally not affordable for low-income senior homeowners or renters across most rural Pennsylvania counties. The study produced estimates of supply and demand for rental units designated for seniors, and based on these estimates, there are at least 16,415 fewer units than are necessary to house all low-income seniors in rural Pennsylvania. To further explore the current senior housing situation, the researchers conducted a survey, which was sent to all 48 rural County Area Agencies on Aging (AAA). Ninety-five percent of the survey respondents highlighted a major supply shortage in affordable senior housing. Finally, this project provides practical recommendations to policymakers to address the urgent and future need for affordable senior housing.

Pennsylvania has recently emerged as a center of warehousing development on the East Coast. New distribution facilities can provide economic benefits, but also present challenges for surrounding communities. Using Geographic Information System (GIS) analysis of publicly available data, stakeholder outreach, and media analysis, this project evaluates the impacts of warehouse growth in the state and uses six case study counties to explore employment trends, traffic impacts, and other community changes, such as land use and population, over the last 10 years. Results demonstrate growth in the number of warehouses and warehousing jobs, growth in collisions involving smaller commercial vehicles, and specific community concerns in rural areas. In addition, average labor income and the share of total value added by direct employment in general warehousing jobs are both higher in rural counties than in urban counties. These results will help inform land-use, transportation, and economic development policies at the local and state levels.

This project provides an in-depth inventory of short-term rentals (STRs) in Pennsylvania, using AirDNA data from 2008−2023, and mapped STR locations in a Geographic Information System (GIS). The growth of STRs in Pennsylvania has been remarkable, beginning modestly in 2008 and expanding rapidly over the next 15 years. What started with just a handful of properties grew into a substantial market by 2023, with 53,810 active listings across all 67 counties. The STR market's evolution reflects broader trends in the sharing economy, with properties ranging from luxury apartments to unique accommodations like yurts and houseboats. The financial performance of these rentals also saw significant growth, with total revenue reaching $856.7 million in 2023. This growth highlights the increasing importance of STRs within Pennsylvania's tourism and housing markets, as well as their diverse appeal across both urban and rural areas. This project examines the distribution of STRs across Pennsylvania historically at the statewide level and analyzes 20 municipalities for housing characteristics, occupancy rates, economics, maximum guests, and bedrooms to gain insights into potential housing issues. The analysis shows how urban areas like Harrisburg, Erie, and Allentown leverage their economic bases and historical significance to attract STRs. In contrast, rural areas like Gettysburg, Jim Thorpe, and State College see growth driven by tourism linked to historical sites, natural beauty, and educational institutions. The research highlights disparities in Average Daily Rates (ADR) and occupancy rates between urban and rural areas, emphasizing the need for tailored policies for each. As STRs grow in popularity, this study offers a foundation for municipalities to manage and regulate this sector, ensuring positive contributions to local economies and community well-being.