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Community Guide
Living in Manheim Township, PA.
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.
The Numbers
Quick facts.
A snapshot of what Manheim Township looks like on paper, helpful context before you tour.
Population
~40,500
Median Age
43.6
Median Income
$92,300
Median Home Price
$410,000
Price / Sq Ft
$195
Avg. Property Tax
~1.9%
Avg. Commute
18 min
Homeownership
72%
School District
Manheim Township SD
ZIP Codes
17601, 17605
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 Manheim Township.
Manheim Township wraps the north side of Lancaster City in tree-lined streets, cul-de-sacs, and long-established neighborhoods. It's the quiet default for families who want top schools, quick errands, and a short drive to downtown.
One clarification first, because it trips up almost every out-of-town buyer: Manheim Township is not Manheim Borough. The township sits immediately north of Lancaster City in the Manheim Township School District. Manheim Borough is a separate small town about fifteen minutes northwest, in the Manheim Central School District, with its own housing stock and noticeably lower pricing.
The township combines suburban comfort with cultural access, Fruitville Pike restaurants, Overlook Park, and Wegmans and Whole Foods all within minutes of home.
Atmosphere
Established, quiet, and family-focused. The township carries a strong sense of continuity: many households are second- or third-generation residents.
Lifestyle
Neighborhood swim clubs, youth sports leagues, and long-standing traditions like the Blue Streaks football Friday nights.
Downtown
Fruitville Pike and Oregon Pike serve as commercial spines: Whole Foods, Wegmans, Fresh Market, and a growing list of independent restaurants and cafés.
Parks & outdoors
Overlook Park (a former golf course now open to the public), Long's Park, and Skyline Drive Park offer year-round outdoor amenities.
Commute & highways
Route 30 and Route 283 wrap the township, Harrisburg is ~35 minutes; Philadelphia is ~75 minutes.
- Top-ranked schools
- Established neighborhoods
- Convenient shopping
- Family-focused
- Highway access
- Overlook Park
The Market
Architecture & housing stock.
Manheim Township homes in the school district's most popular elementary boundaries almost always draw multiple offers. Inventory turns over quickly through spring and early summer.
Median existing home
$410,000
Median new construction
$575,000
Typical lot size
0.20 to 0.50 acres
Average days on market
10 to 16 days
Mid-century single-family
Grandview Heights, Bloomingdale, and School Lane Hills feature classic 1950s to 1970s ranches and colonials on generous lots.
Townhomes
Newer townhome communities near Oregon Pike and Fruitville Pike offer lower-maintenance options.
Luxury homes
School Lane Hills, Willow Valley, and the Bent Creek corridor include estates $700K to $2M+.
New construction
Charter Homes' Bent Creek and adjacent communities, plus Landmark and Ryan Homes projects along the northern edge.
New construction
Charter Homes at Bent Creek
Master-planned neighborhood with country club amenities.
Landmark Homes
Move-up single-family and townhome developments along the township's northern edge.
Ryan Homes / NVR
Actively building townhomes and single-family in Warwick and Manheim adjacencies.
Custom builders
Metzler Home Builders, Keystone Custom Homes, and Sweetwater Construction for build-on-your-land projects.
Education
Schools.
One of the highest-performing public districts in Lancaster County and a major driver of home values across the township.
Public district
Manheim Township School District
Enrollment
~5,700 students district-wide
Student:Teacher
~14:1
Strengths
Highly regarded academics with strong AP participation, nationally competitive robotics, and a deep athletics program under the Blue Streaks banner.
Elementary
- Bucher Elementary
- Neff Elementary
- Nitrauer Elementary
- Reidenbaugh Elementary
- Schaeffer Elementary
Middle / Intermediate
- Manheim Township Middle School (7 to 8)
- Landis Run Intermediate (5 to 6)
High school
- Manheim Township High School (9 to 12)
Private & charter options
- Lancaster Country Day School
- Lancaster Catholic High School
- Sacred Heart Academy
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.
The Calendar
Things to do.
A local's shortlist for eating, drinking, shopping, and spending a weekend in and around Manheim Township.
Breakfast
- Bruster's Café
- Rachel's Café (nearby Lancaster City)
- Prince Street Café (nearby)
Lunch & dinner
- JB Dawson's
- Melting Pot
- Bonefish Grill
- The Belvedere Inn (nearby)
- Rice & Noodles
Coffee shops
- Rijuice
- The Perfect Cup
- Cargas Coffee at The Barn
Bakeries
- Prantl's Bakery (nearby)
- Achenbach's (nearby Lititz)
Breweries & wineries
- Spring House Brewing (nearby)
- Nissley Vineyards (short drive)
Ice cream
- Fox Meadows Creamery
- The Meadows Frozen Custard
Date night
- JB Dawson's
- Melting Pot
- Belvedere Inn
Hidden gems
- Overlook Park at sunset
- Long's Park summer concerts
- Bent Creek's private trail system
Shopping
- Grocery: Wegmans, Whole Foods, Fresh Market, Giant, and Stauffers all within the township.
- Shopping centers: Shoppes at Belmont, Overlook Town Center, and Park City Center.
- Local boutiques: Independents along Fruitville Pike and in the Belmont shopping district.
- Farmers markets: Root's Country Market and Auction (seasonal), a short drive north.
Parks & recreation
- Overlook Park: A converted golf course with paved paths, open meadows, and one of the county's best trail networks.
- Long's Park: Amphitheater, fishing lake, and free summer concert series.
- Skyline Drive Park: Neighborhood park with playgrounds and open fields.
- Neff's Mill Covered Bridge trail: A quick drive to one of the county's most photographed covered bridges.
Festivals & attractions
- Long's Park Art & Craft Festival: Labor Day weekend, one of the largest juried craft shows in the U.S.
- Long's Park Summer Music Series: Free outdoor concerts, June through August.
- Blue Streaks Football Fridays: A township tradition, packed stadiums and community-wide turnout.
- Overlook Park trails: Year-round walking, running, and cross-country biking.
Getting Around
Commute & accessibility.
Approximate off-peak drive times from Manheim Township to the region's major destinations, plus notes on highways, transit, and rail.
Lancaster City
8 min
Lititz
8 min
Mount Joy
20 min
Hershey
32 min
Harrisburg
42 min
York
35 min
Philadelphia
78 min
Highways
Direct access to Route 30, Route 222, and Fruitville Pike; PA Turnpike ~20 min.
Public transit
RRTA bus routes along major corridors including Oregon Pike and Fruitville Pike.
Rail / Amtrak
Lancaster Amtrak Station is 10 minutes away.
Walkability
Mixed: pockets of walkable neighborhoods with sidewalks and trails; suburban overall
Best suited for
Families, Professionals, Luxury Buyers
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
- Families prioritizing Manheim Township schools
- Move-up buyers wanting bigger lots and easy commutes
- Professionals working in Lancaster City who want a quiet suburb
- Empty nesters downsizing into new townhomes
- Luxury buyers looking at Bent Creek or School Lane Hills
May not be ideal if…
- Buyers wanting walkable urban living
- First-time buyers priced under $300K, most inventory sits higher
- Anyone wanting rural acreage or waterfront
Plan the move
Builders, budgets, and places nearby.
- Builder active in Manheim TownshipKeystone Custom HomesOne of the largest privately-held homebuilders in the region, known for expansive floor plans and strong included features.
- Builder active in Manheim TownshipEG Stoltzfus HomesA third-generation Lancaster County builder known for careful craftsmanship and a strong farmhouse/traditional design sensibility.
- CalculatorAffordability calculatorTranslate Manheim Township pricing into a monthly payment.
- CommunitiesNew construction communitiesWhere builders are actively selling, by county and price band.
Frequently Asked
FAQs about Manheim Township.
Financing
Mortgage insight.
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.
Ready when you are
Found a home you love in Manheim Township?
Get pre-approved first so your offer carries weight the moment you find the right house.
Nearby
Related communities.
Lititz
Repeatedly named America's Coolest Small Town, a Moravian-founded borough with a picture-perfect Main Street, an outsized food scene, and a genuine sense of community.
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.