Pittsburgh’s northern communities have attracted home buyers for years. This is especially true for families seeking top-rated school districts along with easy commutes to work and a sense of community. The popularity of these communities has led to current challenges for builders.

Why so many home buyers want to be in Pittsburgh’s northern communities and current challenges and what the future may hold.

The biggest issue is finding land to build new communities. It is either too expensive due in part to a lack of infrastructure, or it is too far north. Production builders are managing this challenge but the smaller custom builders are having a challenging time.

First we’ll look at the reasons so many buyers want to be in Pittsburgh’s northern communities. Then we’ll examine the current challenges and what the future may hold.

What Makes the Northern Communities So Attractive

“In the Pittsburgh area, buyers are attracted to northern markets for a number of reasons. High rated schools like North Allegheny, Pine Richland, Mars Township and Seneca Valley attract families. Reputations for strong academics, athletics, and extracurricular programs add long term value,” says Darlene Hunter, regional new homes manager for the new homes division of Howard Hanna Real Estate Services. “Greater accessibility with easy access to I-79, I-279 and the Pennsylvania Turnpike makes commuting regionally convenient. Proximity to Cranberry Township and Wexford business center reduces the need to go into the city of Pittsburgh.”

Employment and growth are key factors in the desire for home buyers to continually focus on moving to northern communities. Examples include being close to employment hubs like the Cranberry Tech Corridor and Westinghouse. This continued commercial development supports local jobs and amenities. For housing, these areas feature larger lots, newer developments, and a wider variety of housing styles.

While the northern communities offer these perks and numerous other benefits, the demand for new housing has led to a lack of land available for development.

As noted above, top ranked school districts are one of the reasons Pittsburgh’s northern communities are so popular with families and couples seeking to build new homes. “People are looking for specific school districts like the Mars Township Area School District, North Allegheny, Seneca Valley and others,” says Shaun Seydor, president of Pitell Homes. “They’re all desirable school districts which drives up the price of land, and most of the available land in those areas has already been developed or is being built on, which is creating more of a northern sprawl north of Cranberry and up towards Butler and even beyond.”

“We look at this issue from two perspectives,” says Seydor. “First community building, and then from a scattered site development where a customer can locate an individual lot that’s suitable for building. But it can still be reasonably tough because even though the property is in the sought after northern suburbs of Pittsburgh, there are still restrictions that have to be met.”

Changes to local zoning and permitting processes have the potential to impact both the pace and cost of new development. Ongoing investments in infrastructure—such as the extension of public water, sewer systems, roads, and transit—are essential for making outlying areas viable options for cost-effective development. The ability to bring utilities and transportation access to new parcels of land plays a crucial role in determining where and how growth can occur.

“Utility availability is another issue as there are not many areas further north that have public sewer and/or public water,” adds Seydor. “For example, we’re looking at a piece right now that has substantial acreage but very difficult topography and no available water and sewer on site. This adds additional cost, so it makes the project more complex.”

While demolishing older homes to open up land for new developments seems like a manageable solution, developers maintain it is not as feasible as it seems. As a result, builders are almost always looking for vacant land for new construction projects. In searching for that land, the developers take several things into consideration including highly rated school districts, convenient access to commuting routes, access to quality hospitals, area grocery stores, and additional conveniences.

For companies like Infinity Custom Homes, finding the land isn’t the challenge. “We’re fortunate to work with several land developers,” says Liam Brennan, vice-president of Infinity Custom Homes. “We don’t actually acquire the land ourselves as the builder. Rather, we have partnerships with developers. They do all the infrastructure and sell the lots to as the builder.”

For Infinity Custom Homes, the challenge is twofold. “There is still land but it is becoming extremely expensive,” explains Brennan. “So, if you identify a parcel—and parcels are still out there—it’s the cost of making it come together that is the true challenge. Both in the raw land cost, and the cost of development and getting through government regulations. It makes it extremely expensive for the end product.”

Contributing Factors to Increased Land Costs

Several factors contribute to these increasing costs, including not only the expenses associated with building finishes but also those related to land acquisition, site development, and compliance with regulatory requirements.

In some areas, the construction of large new subdivisions is becoming less feasible. As a result, there may be a noticeable shift in growth patterns, with a greater emphasis on infill projects, higher-density developments, and the reuse or revitalization of existing properties. These changes could alter the traditional landscape of residential expansion in the region.

There are several interconnected factors affecting land availability and overall expenses. For example, suitable parcels of land, especially those with proximity to schools, highways, and utilities, are becoming increasingly scarce. Developers note that the number of available locations for new development is steadily decreasing.

As desirable lots become less common, their prices rise accordingly. The process of preparing land for construction—including grading, building roads, installing utilities, and managing storm water—adds significant additional costs.

As desirable lots become less common, their prices rise accordingly. The process of preparing land for construction—including grading, building roads, installing utilities, and managing stormwater—adds significant additional costs.

The geography of the region, including hills, slopes, valleys, mines, and wetlands, can complicate development efforts and lead to increased expenses due to additional grading and environmental considerations.

Also, regulatory burdens and lengthy approval processes for environmental, stormwater, and zoning requirements can create delays. The introduction of new or stricter regulations may further increase costs and complexity.

Infrastructure limitations are a significant issue with many northern communities lacking adequate infrastructure. Extending utilities can be expensive, both at the outset and for long-term maintenance. In some cases, project approvals are contingent on available infrastructure capacity or specific jurisdictional requirements.

With developers facing higher capital costs, greater regulatory risks, and challenges in securing loans for large developments, these risks can reduce the number of developers willing to pursue such projects without strong market demand or favorable financial conditions.

Additional issues include zoning and lot size mandates. Zoning requirements such as minimum lot sizes, density restrictions, or mandated setbacks can limit land use intensity and increase per-unit costs for new housing. 

Potential Solutions to Resolving the Need for Additional Land Use

In response to rising land costs and limited availability, local governments and policymakers may consider revising zoning regulations and streamlining permitting procedures to promote more efficient and cost-effective development. Potential strategies include decreasing minimum lot sizes, easing density limitations, and providing incentives for affordable housing initiatives. Simultaneously, sustained investment in infrastructure and public services will be essential to broaden development prospects and ensure equitable access to housing across the region, including communities further north such as Adams Township, Jackson Township, Middlesex, Connoquenessing, and Zelienople.

“I work primarily with custom builders who generally look for 20 to 30 acres or less which is more manageable for them from a financial and development standpoint,” says Hunter. “They also, like all builders, are looking for ground with access to water and sewage. This is becoming increasingly more difficult to find in the more popular markets, like Marshall Township, Pine Township, and Cranberry, with development continuing to move further north where many larger parcels do not have water and sewage access.”

What the Future Holds: Innovative Builder Solutions in the Northern Communities

Despite the challenges in finding and developing land, Pittsburgh-based builders are finding solutions. Residents and stakeholders should anticipate continued change, including evolving neighborhood character, rising property values, and a need for ongoing community engagement. Collaborative approaches between municipalities, developers, and the community can drive innovative solutions, ensuring that future growth benefits as many people as possible while preserving Pittsburgh’s unique identity and quality of life.

As the desire for residential buildings continues to sprawl to the north, builders are working to keep up with the demands of their clients. “We currently have two communities in the north,” shares Seydor. “We are closing out a community called Meadow Ridge that is single-family homes in the Seneca Valley School District. That community is already sold out. We also have an open quad patio home community called Liberty Point in Saxonburg which is fairly close to Butler and Route 28. Also, in McCandless—which is in the North Allegheny School District—we have Harmony Reserve.”

One example of an innovative builder is Maronda Homes. Founded in 1972, Maronda Homes is a family-owned builder headquartered in Pittsburgh. With a multitude of homes delivered across multiple states, their legacy of craftsmanship and customer service is rooted in long-term experience and trust. Maronda has expanded across the East Coast, now serving ten states while maintaining a strong presence in the Pittsburgh region.

Maronda customers choose to build in communities north of Pittsburgh for the same reason as many other buyers. Top-rated school districts, attractions, dining, shopping, popular outdoor recreation areas, low-maintenance living, and unparalleled community atmosphere are some of the factors that lead customers to build with Maronda Homes. Energy efficiency, comprehensive warranty coverage, smart features, personalization options, thoughtful preparation, and unparalleled customer support are at the forefront of every new home Maronda Homes builds.

At Amherst Village, located in Mars, PA, homeowners enjoy being within the top-rated Mars School District and having the convenience of nearby Cranberry, where numerous shopping, dining, and entertainment opportunities are plentiful. Here, the commute to Downtown Pittsburgh is hassle-free, making workdays or traveling to a Pirates, Penguins, or Steelers game easy to plan. At Amherst Village, neighbors quickly become friends at the community pool and clubhouse. Community walking trails and dedicated green spaces make Amherst Village a standout, where families can spend time enjoying the beautiful surroundings of their community, while still being within proximity to everyday amenities and attractions.

One of Maronda Homes’ new communities, The Oaks at Dutchtown in Butler, offers homeowners the ease of single-story living with home maintenance included. Residents at The Oaks of Dutchtown can take advantage of low Butler Township taxes and personalize their new home to meet their unique needs perfectly. This community is ideal for empty-nesters and retirees looking to enjoy maintenance-free living and spending more time doing the activities they enjoy most – such as making tee time at nearby Krendale Golf Course, shopping on S. Main Street, getting fresh air at Almadea Park, or enjoying beautiful nature views at Butler Township Park.

“Because of all the positives described above, and more growth opportunities in the north, I see this only growing, going further north with the better infrastructure  will still be manageable for prospective buyers,” says Hunter. “Builder solutions really are providing a variety of products in varied price points.”  NH