Best PlacesCoatesville, PA Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood in and around Coatesville, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
Coatesville ranks 1,010th of 2,098 U.S. cities on the BestNeighborhood index. It scores highest on tree cover by a wide margin, and state infrastructure ranks lowest.
The best neighborhoods in Coatesville
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
Coatesville's strengths and weaknesses
Where Coatesville ranks high
- Tree shadeBetter than 90% of cities
- Heat safetyBetter than 87% of cities
- Healthcare accessBetter than 80% of cities
- Disaster safetyBetter than 79% of cities
- Cheap car insuranceBetter than 78% of cities
Where Coatesville ranks low
- State infrastructureBetter than only 14% of cities
- Low property taxBetter than only 16% of cities
- Housing crash safetyBetter than only 18% of cities
- BikingBetter than only 20% of cities
- Cell coverageBetter than only 20% of cities
What it costs to buy a home in Coatesville
A household needs to earn about $93,000 a year to comfortably buy the median Coatesville home, at 20% down and today's 30-year rate. That is below the area's own median income of $97,867, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses Coatesville's effective rate of 1.65%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 9 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in Coatesville
Coatesville runs older than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for Coatesville.
Who works in Coatesville, and how
Work in Coatesville centers on retail trade and health care & social. Unemployment is low, and employment has held roughly flat.
Largest industries
How people get to work
- Drive or carpool 81%
- Work from home 15%
- Transit, walk, or bike 5%
Life in Coatesville
Coatesville has more parkland per resident than 77% of cities and less late-night activity than most cities. Dining, parks, and nightlife concentrates in some parts of Coatesville and thins out in others, which the map shows.
What the weather is like in Coatesville, month by month
Coatesville sees roughly 81 pleasant days a year. July highs average about 84 degrees. January highs sit near 39, with lows near 26. The comfortable stretch runs May, June, and August through October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 39° | 32° | 26° |
| April | 62° | 53° | 44° |
| July | 84° | 76° | 68° |
| October | 66° | 57° | 49° |
Flying in and out of Coatesville
The nearest airport, New Castle, is about 24 miles away and is a small airport. The nearest major hub is Philadelphia International, about 32 miles away.
The best schools in and around Coatesville
Schools across Coatesville average a C, better than 30% of cities.
Top elementary schools
- East Bradford El SchA+ · 95% proficient
- Pickering Valley El SchA+ · 87% proficient
- Unionville El SchA+ · 80% proficient
Top middle schools
- Charles F Patton MsA+ · 84% proficient
- Marsh Creek Sixth Grade CenterA+ · 68% proficient
- E N Peirce MsA · 65% proficient
Top high schools
- Downingtown Stem AcademyA+ · 98% proficient
- Unionville HsA+ · 94% proficient
- Great Valley HsA+ · 90% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every Coatesville school and its grade on SchoolGrade.
Coatesville measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare Coatesville against the other 2,097 cities.
Who Coatesville suits
Families
Schools land around the 30th percentile and crime safety beats 63%.
Common questions about living in Coatesville
Is Coatesville a good place to live?
Using BestNeighborhood's default rankings, Coatesville ranks 1,010th of 2,098 cities. It scores highest on tree cover, heat safety, and health care access, and lowest on state infrastructure and property taxes. How good it is for you depends on which of those you weight most, which the map lets you set.
Is Coatesville expensive to live in?
The median home is worth $319,788. The overall cost of living runs about 3% below the national average. Set against a $97,867 median income, cost of living beats 60% of cities.
Is Coatesville safe?
Yes, Coatesville is safer than 63% of cities. Safety varies a lot by neighborhood. Crime costs an estimated $248 per resident a year.
What is the weather like in Coatesville?
July highs average about 84 degrees, and January highs near 39 with lows near 26. That works out to about 81 pleasant days a year, more than 46% of cities.
Is Coatesville good for families?
Schools beat 30% of cities, crime safety beats 63%, and childcare runs $1,310 a month.
Compare Coatesville with other cities
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to Coatesville. Scores are absolute rather than ranked, which means a 60 in Coatesville represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
Coatesville detail on BestNeighborhood maps:
- Walk Grade for Coatesville: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in Coatesville: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of Coatesville: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in Coatesville: carrier by carrier coverage behind the cell score.
Coatesville detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.