Beaver County, Pennsylvania Eviction Risk: Moderate

Beaver County carries an average eviction-risk score of 4/10, placing it in the Elevated tier and in the higher-risk third of Pennsylvania's 67 counties. At rank 17 of 67, only 16 counties statewide post a worse outlook for landlords, while 50 are more landlord-friendly. For investors assessing this market, that ranking is a meaningful signal: the county sits closer to the problem end of the state spectrum than to the stable end. Average rents of $900 per month and a rent-burden rate of 26.8% point to a tenant base where financial margin is thin, which historically correlates with higher eviction demand even in otherwise ordinary economic cycles.

The county's 34 incorporated cities are not uniform in their risk profile. Scores range from a low of 3.6/10 to a high of 6.6/10, a spread of three full points that makes county-level averages only a starting point for due diligence. Landlords concentrating their portfolio in a handful of boroughs may be operating in conditions significantly more or less stressful than the headline number suggests. A 33.7% renter share across a total population of roughly 79,257 means the tenant pool is sizable but also that individual sub-markets shift quickly when economic conditions change.

The cities inside Beaver County

The highest-risk locations in the county are Beaver Falls and Ambridge, each scoring 6.6/10. Beaver Falls has a population of approximately 8,850 and Ambridge around 6,890, both sizable boroughs where eviction filings, tenant-side legal activity, and collection difficulty are more common than the county average. Close behind is Aliquippa at 6.5/10 with a population near 9,079, making it the county's most populous high-risk market. Rochester and Midland each score 6.4/10, and Freedom, Bridgewater, and Homewood cluster at 6.1 to 6.2. Together these eight cities represent the portion of the county where underwriting assumptions need to be stress-tested most carefully.

On the lower end of the risk scale, the borough of Beaver scores 4.3/10 with a population of about 4,374, and Baden comes in at 3.8/10 with roughly 3,843 residents. Economy, the county's second-largest city by population at around 9,005, sits exactly at the county average of 4/10. These localities illustrate how sharply conditions diverge within a single county: the gap between Baden and Beaver Falls is three full score points, which in practice means materially different eviction rates, tenant quality distributions, and carrying costs for otherwise comparable rental assets.

State-level laws that apply here

All landlords in Beaver County operate under Pennsylvania state law, specifically 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951). Notice requirements vary by reason for eviction: nonpayment of rent requires a 10-day notice, a material breach on a tenancy under one year requires 15 days, and a material breach on a tenancy of one year or more requires 30 days. End-of-lease terminations require no statutory notice period beyond the lease terms. Pennsylvania does not require just cause to terminate a tenancy, and state law preempts local rent-control ordinances, so no Beaver County municipality can impose rent caps independently. Understanding the full Pennsylvania eviction process matters here because uncontested cases still take 30 to 60 days and contested proceedings can run 60 to 150 days.

Cost exposure is a critical underwriting variable. Court filing fees range from $130 to $250, sheriff lockout fees add $50 to $150, and attorney fees typically run $500 to $3,000. Reviewing Pennsylvania eviction costs in detail before acquiring property in any of the county's higher-risk boroughs helps investors model realistic worst-case scenarios rather than relying on rule-of-thumb estimates. Pennsylvania also does not include source-of-income protections at the state level, though landlords should verify local ordinances independently.

With a 14.1% poverty rate and 33.7% of residents renting, Beaver County's risk is real but concentrated: the city-level grid above identifies exactly where the pressure points sit, so investors can calibrate underwriting to the specific borough rather than the county average.