Lehigh County Multifamily Buyer
Sell Your Commercial Property In Lehigh County, PA
Lehigh County is the western half of the Lehigh Valley, anchored by Allentown and a large warehouse and distribution corridor along I-78. Its rentals range from rowhouse and walk-up buildings in Allentown to suburban garden complexes in Whitehall, South Whitehall, and Upper Macungie.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Cities We Cover: Allentown · Bethlehem — County seat: Allentown
Lehigh County
Where We Buy In Lehigh County
We evaluate apartment buildings of 5+ units across Lehigh County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Lehigh County Apartment Market
Figures gathered October 2026 from public market data.
If you plan to sell commercial property in Lehigh County, PA, start with the renter base. Lehigh County counts 49,711 renter households, a 34.4% share of the county's 144,386 occupied homes, per the Census Bureau's 2020-2024 American Community Survey. Median gross rent reached $1,383, up 29.0% from the 2015-2019 survey.
Allentown and Bethlehem carry most of that demand, each with renter shares above half their households. Rental vacancy sits at 3.7%, tight enough that buyers weigh lease-up risk carefully before they underwrite an apartment building here.
Rent up 29% in five years
Lehigh County's median gross rent rose 29.0%, from $1,072 to $1,383, between the 2015-2019 and 2020-2024 ACS surveys.Allentown and Bethlehem majority-renter
Allentown counts a 56.8% renter share and Bethlehem 50.1%, each well above the county's overall 34.4% renter share.Tight 3.7% rental vacancy
Lehigh County's rental vacancy rate stood at 3.7% in the 2020-2024 ACS, signaling limited slack for new renters.Who rents in Lehigh County
Renters head 49,711 of the 144,386 occupied households in Lehigh County, a 34.4% share in the 2020-2024 ACS. Owners hold the remaining 94,675 households. Allentown and Bethlehem drive most of that renter demand: Allentown counts 26,339 renter households, a 56.8% share, and Bethlehem counts 15,543, a 50.1% share.
Together the two cities hold about 84.2% of Lehigh County's renter households. Both cities also run majority-renter, well above the countywide 34.4% share.
Rents, growth and affordability
Lehigh County's median gross rent climbed 29.0%, from $1,072 to $1,383, between the 2015-2019 and 2020-2024 surveys. Population grew far more slowly, up 3.8% to 378,792 residents, an addition of 13,740 people. Renter households rose just 0.7%, adding 356 households, while units in 5+ unit buildings grew 4.9%, up 1,090 units.
Rent burden is heavy: 54.9% of Lehigh County renters paid 30% or more of income on gross rent in the 2020-2024 ACS. HUD's FY2027 two-bedroom Fair Market Rent for the Allentown-Bethlehem-Easton area is $1,839, effective October 1, 2026, a full $456 above the county's median gross rent.
City-by-city comparison
Allentown holds the larger renter pool and the higher share of apartment-style housing in Lehigh County. Bethlehem runs a tighter rental vacancy rate than Allentown, at 2.9% against 3.7%.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Allentown | $1,317 | 56.8% | 22.8% | 3.7% |
| Bethlehem | $1,382 | 50.1% | 23.2% | 2.9% |
Bethlehem's median gross rent of $1,382 nearly matches the countywide figure of $1,383, while Allentown runs slightly lower at $1,317 despite its larger renter share.
Property taxes and assessment in Lehigh County
Lehigh County assesses apartment buildings under Pennsylvania's base-year system, administered by the county assessment office. Many of Pennsylvania's 67 counties, including Lehigh, have not run a full countywide reassessment recently, so assessed values are typically adjusted by a common-level ratio rather than tracking current market value directly.
Pennsylvania's state realty transfer tax applies at sale, on top of a local transfer tax set by the county or municipality. Buyers underwrite both the common-level ratio and any pending reassessment when they price a Lehigh County apartment building.
What this means if you sell in Lehigh County
When you sell commercial property in Lehigh County, PA, you sell into a renter-heavy market concentrated in Allentown and Bethlehem. Renters hold 34.4% of county households, and rental vacancy runs tight at 3.7%, so buyers expect a stabilized rent roll with little vacancy risk built in.
Taxes come next: buyers underwrite the current common-level ratio and any reassessment risk, not just your latest bill. Pennsylvania has no statewide rent control, so rents stay a function of lease terms and demand. As a multifamily buyer in Lehigh County, we review 5+ unit buildings from Allentown to Bethlehem as they stand today. Send a current rent roll, a T-12 and the latest tax statement, and we will price the building on those numbers.
Local Knowledge
Selling Multifamily In Pennsylvania
What we factor into every Lehigh County offer:
More about Pennsylvania →- Pennsylvania caps security deposits at two months' rent in year one, one month after.
- Lehigh County rental vacancy runs tight at 3.7%; show trailing occupancy history to buyers.
- No statewide or Lehigh County rent control applies to apartment buildings here.
- Confirm the current common-level ratio before pricing against assessed value.
Property Tax
Property Tax In Lehigh County For Apartment Owners
Homeowners in Lehigh County pay a median of $4,651 a year in property tax on a median home value of $300,400, an effective rate of about 1.55%, according to the Census Bureau’s 2020-2024 American Community Survey. That is above the Pennsylvania statewide average of 1.26%.
How property tax works in Pennsylvania: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a Lehigh County building, check how Pennsylvania reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Lehigh County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Selling A Building In Lehigh County
Learn More
Taxes & Rules For Lehigh County Property
The Pennsylvania rules that shape any deal in Lehigh County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In Lehigh County
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Lehigh County Seller FAQ
How much have rents risen in Lehigh County, PA?
Median gross rent in Lehigh County rose from $1,072 in the 2015-2019 survey to $1,383 in 2020-2024, a 29.0% gain, per the Census Bureau. HUD's FY2027 two-bedroom Fair Market Rent for the Allentown-Bethlehem-Easton area is $1,839, well above that median.
Is rental vacancy tight in Lehigh County?
Yes. Lehigh County's rental vacancy rate was 3.7% in the Census Bureau's 2020-2024 American Community Survey. Allentown matched that rate while Bethlehem ran lower at 2.9%, suggesting little slack across the county's two largest rental markets.
Does Lehigh County have rent control?
No. Pennsylvania has no statewide rent control statute, and no Lehigh County municipality currently imposes rent control on apartment buildings. Owners set rents by lease terms and market demand, which buyers factor into their underwriting when they price a building.
What should I know about selling commercial property in Lehigh County, PA?
Selling commercial property in Lehigh County means pricing into a 34.4% renter share concentrated in Allentown and Bethlehem, tight 3.7% vacancy, and a base-year tax assessment system. Buyers will ask for a current rent roll, T-12 and tax statement before they price your building.
How do I sell commercial property in Lehigh County, PA?
Send the address, unit count, and any financials. We review Lehigh County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout Lehigh County?
Yes. We evaluate multifamily properties across Lehigh County, including Allentown and Bethlehem, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Lehigh County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Is it possible to sell rental property in Lehigh County without evicting tenants?
It is. We buy apartment buildings occupied, and tenants stay on their current leases. Skyline Capital Investments is a commercial real estate buyer of 5+ unit buildings, so occupied properties are the norm for us.
Do I need a broker to sell my apartment building in Lehigh County?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
How do property taxes factor into a Lehigh County offer?
Property is assessed at the county level (the county seat is Allentown), within Pennsylvania rules. Pennsylvania assessment practices vary by county, and realty transfer taxes include both state and local portions. We account for both when structuring an offer.
Submit A Deal
Have A Property In Lehigh County?
Tell us about it. Owners, agents, brokers, and deal finders are all welcome — conversations are confidential.
