A small neighborhood with amenities within walking distance in Downtown Lebanon
West Lebanon may be small, but it is mighty. This neighborhood is home to a shopping mall, a historic park and tidy residential streets, and all within a 1-mile radius. With less than 300 homes all packed together along gridded streets, this community combines a small-town feel with an urban atmosphere that puts churches, bike paths and stores within walking distance of one another. And, with home prices below the average for the Lebanon metropolitan area, this neighborhood continues to be a popular choice for buyers with a tight budget looking for a compromise between suburban and city living. “It’s really an eclectic mix,” says Joshua Johnson, a Lebanon native and Realtor with Iron Valley Real Estate. “We’ve had some young professionals moving in, some families, you’ll even see some Amish folks around.” Although West Lebanon is its own township, residents share plenty of amenities with the City of Lebanon. Downtown Lebanon lies directly east, providing easy access to the city’s historic commercial center.
West Lebanon offers wider streets with convenient access to suburban lifestyle.
In West Lebanon, a comfortable lifestyle awaits homebuyers only miles from shopping center.
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An urban neighborhood feel with competitive home prices
Though some sections of the neighborhood are dedicated to retail and industrial space, West Lebanon’s residential streets cluster together in a neat grid. Much of this area was developed in the first half of the 20th century, with some later additions and new constructions scattered about. Homes range from townhouses to ranch-style and split-level homes to Cape Cods and bungalows. Lot sizes tend to be small thanks to this neighborhood’s compact, urban layout, with small strips of sidewalks in the front and fenced-in yards with a detached garage in the back. While detached single-family homes list from $125,000 to $210,000, townhouses are typically priced from $95,000 to $190,000.
West Lebanon townhouses line the streets with social front porches and comfortable sidewalks.
Some ranch homes in West Lebanon are updated with new exteriors and boast convenient living.
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Fishing and kayaking at the site of the historic Union Canal Tunnel South
Right across from West Lebanon’s residential streets is Union Canal Tunnel, a historic site and former canal that ran from Harrisburg to Reading. Today, the tunnel is the oldest U.S. water transportation tunnel still in existence. Although Union Canal Tunnel Park South exists to preserve this history, the park is also much more. Aside from narrated tours of the canal by boat or kayak, the green space also offers miles of wooded trails to explore and is a popular fishing spot for neighborhood residents. The Lebanon Valley Rail Trail runs along the edge of the park and continues to the north and south, connecting to a 20-mile trail network along Lebanon’s former railroad corridors. “People ride bikes all through there, it’s a very well-used path,” says Lizbeth Suarez, a Realtor with Iron Valley Real Estate who lives in the city. “And then at the neighborhood parks, you’ll see people throwing birthday parties at the pavilions.” On the opposite side of the neighborhood is West Lebanon Township Park, which features wide-open green spaces, a baseball field and a volleyball court encircled by paved walking paths. Other large community parks, such as Gloninger Woods Park and Coleman Memorial Park, are close by and provide playgrounds and more sporting facilities.
At the Union Canal Tunnel Park, fisherman take their boats along the canal to find a big catch.
Go fishing with friends at the Union Canal Tunnel Park in Lebanon.
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Shop big-box or local at Lebanon Valley Mall
West Lebanon is home to Lebanon Valley Mall, the city’s largest mall. Boscov’s is the shopping center’s anchoring department store, in addition to other big-box occupants such as Hobby Lobby and Price Rite Marketplace. “Boscov’s is the oldest store at the mall. It’s not a very busy mall, but they actually just put in a nice axe throwing place, so there’s still some new stuff coming in,” Suarez says, referring to Drunken Smithy blacksmith studio. Other unique local businesses have opened their doors in the mall, including the St. James Players community theater group. Regal Lebanon Valley, also located at the mall, is the city’s only movie theater. Fast food, chain restaurants and local eateries line Cumberland Street. The Hearth Family Restaurant is a 24-hour diner known for its no-frills, old-school atmosphere, while the Bagel Rack is a popular drive-thru stop for a breakfast sandwich. The Union Beer House has a sleek, modern vibe and offers a wide selection of craft beers to go and on tap, plus Philly cheesesteaks to quell a hungry appetite.
In West Lebanon, The Lebanon Valley Mall is the popular place to be for visitors and locals.
At Drunken Smithy, express your medieval self in the way you forge your steel in West Lebanon.
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The Lebanon School District boasts a robust music program
Houses in West Lebanon are zoned to the Lebanon School District. Southwest Elementary scores a C from Niche. In the 2024-2025 school year, Lebanon Middle was split into Lebanon Intermediate and Lebanon Junior High. The former serves sixth-grade students, while seventh- and eighth graders attend the latter. Lebanon High earns a C-minus from Niche and is known for its strong music department, which puts on fall and spring plays. Students also complete a career portfolio over the course of their four years at Lebanon High, culminating in a written career plan to prepare them for post-graduation.
Lebanon Senior High School receives an overall C- grade from niche.com.
Southwest Elementary School receives an overall C grade from niche.com.
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Connected to Downtown Lebanon and beyond by U.S. Highway 422
This car-dependent suburb is just north of U.S. Highway 422, locally known as Cumberland Street, while Interstates 78 and 81 are roughly 10 miles farther north. The nearest airport is roughly 25 miles west in Harrisburg, though most other city amenities can be found directly east of the neighborhood in Downtown Lebanon. “Downtown is full of local businesses and public institutions. It’s also where all our events are, like the Thanksgiving parade,” Suarez says. Philadelphia is around 90 miles southeast, putting it within day-trip distance. Lebanon Transit buses have stops in and around West Lebanon, with routes directly into Downtown Lebanon.
West Lebanon residents can take Route 422 to downtown Lebanon all the way to Harrisburg.
West Lebanon is close to a lot of historical areas with surrounding recreational parks.
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Written By
Elliot Schorr
Photography Contributed By
TJ Engler
Video By
Everett Hall-McNeill
Interested in learning more about homes in this area?
Reach out to
Jennifer Walton,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in West Lebanon, PA sell after 69 days on the market compared to the national average of 49 days. The median sale price for homes in West Lebanon, PA over the last 12 months is $196,500, up 27% from the median home sale price over the previous 12 months.
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