You’re driving up I-95, crossing the bridge from Portsmouth into Kittery, and you see that "Welcome to Maine: The Way Life Should Be" sign. Most people think they've entered a land of only tiny fishing villages and lobster shacks. Honestly, that’s only half the story.
If you look at a map of York County, you'll see a massive spread of land. But here is the kicker: despite having 29 municipalities, there are actually only three official cities in York County. Just three.
The rest? They’re towns. Even the ones that feel big, like York or Kennebunk, are technically towns. The "Big Three" cities—Biddeford, Saco, and Sanford—hold the keys to the county's industrial soul and its future. If you want to understand the real vibe of Southern Maine in 2026, you have to look at how these three are changing.
The "Twin Cities" Logic: Biddeford and Saco
You can't talk about one without the other. They are separated by the Saco River, connected by a few short bridges, and historically defined by the massive brick textile mills that dominate the skyline.
For decades, Biddeford was the "rough" sibling. People called it "Bidd-y-ford." But man, has that changed.
Biddeford’s Massive Glow-Up
Biddeford is currently the largest city in the county with a population hovering around 22,500. It’s the commercial heartbeat. Those old mills? They aren't empty shells anymore. They’ve been gutted and filled with high-end lofts, breweries like Banded Brewing, and even a secret underground bouldering gym.
What’s wild is the price jump. Back in 2015, you could grab a triple-decker for nothing. Now, Biddeford is a "hot" market. Real estate experts like Kim Gleason from Maine Realtors Market Center noted that by 2026, Biddeford is expected to lead the region in "smart infill" projects. Basically, they are building up, not out.
Saco: The Suburban Pivot
Saco is the quieter side of the river. It’s got a population of about 20,600 and a very different feel. While Biddeford has the "industrial chic" vibe, Saco has the classic New England Main Street.
It’s also where the tourists go when they want a break from the beach. You’ve got Funtown Splashtown USA (the wooden roller coaster is a rite of passage for Maine kids) and the Ferry Beach State Park. Saco is also dealing with some real stuff, though. The Camp Ellis section is facing massive erosion. If you visit, you can see where the Atlantic is literally eating the road. It’s a sobering look at how the Maine coast is changing.
Sanford: The Unexpected Inland Giant
If Biddeford and Saco are the coastal cousins, Sanford is the rugged inland sibling. It’s the seventh-largest municipality in Maine. People often overlook it because it doesn’t have a beach, but that is a mistake.
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Sanford is actually a city of "villages," including Springvale. It’s got about 22,000 people and is currently in the middle of a massive $35 million downtown revitalization.
- The Fiber Factor: Sanford has one of the fastest fiber-optic networks in New England (SanfordNet Fiber).
- Energy: They host the largest airport solar array in the world.
- Education: Their $100 million high school and technical center is basically a college campus.
Honestly, Sanford is where the "real" Maine happens. It’s less about summer tourists and more about people building stuff. By 2026, the city is expected to finish major road rebuilding projects that will finally make the downtown walkable.
Why the "Towns" Get All the Credit
You might be wondering, "Wait, what about York? What about Kennebunk?"
Technically, those are towns. In Maine, the difference between a city and a town usually comes down to the form of government (City Council vs. Town Meeting).
York (the town) is actually four different villages: York Village, York Harbor, York Beach, and Cape Neddick. It’s confusing as heck for visitors. You’ll be in "York" but everyone is talking about "The Nubble" (the famous lighthouse).
Kennebunkport is the one everyone knows because of the Bush family compound at Walker's Point. It’s wealthy, beautiful, and feels like a movie set. But it only has about 3,700 permanent residents. Compare that to Biddeford’s 22,000, and you see the scale difference.
The 2026 Real Estate Reality
If you're looking to move to York County, the "Golden Age" of cheap Maine property is over.
The Maine Association of Realtors predicts home prices will grow another 2-4% through 2026. Interest rates are hovering around 6%, which is a lot better than the 7-8% we saw a couple of years ago, but it still bites.
Towns like Waterboro and Lyman are seeing the "spillover" effect. People who can't afford a $600k house in Saco are moving 20 minutes inland to the woods.
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Misconceptions You Should Drop
- "It's all seasonal." Nope. While Ogunquit and Old Orchard Beach basically shut down in January, Biddeford and Sanford are year-round economies.
- "It's just for retirees." Actually, the "Blue Economy" (maritime tech) and new healthcare centers in Alfred are bringing in younger professionals.
- "The mills are eyesores." If you think that, you haven't seen a $2,000-a-month loft with original 19th-century brickwork and 15-foot windows.
What to Do Next
If you are planning a trip or a move to York County, stop looking at just the coast.
- For Foodies: Spend a Saturday in Biddeford. Hit the Palace Diner (it’s in an old rail car) and then walk the RiverWalk.
- For Families: Saco is the spot. The Dyer Library is gorgeous, and the heath trails are great for kids who need to burn off energy.
- For Value: Look at Sanford. If you work remotely, that fiber-optic internet is a game-changer, and your dollar goes twice as far as it does in Kennebunk.
- For History: Visit the York County Museum in Saco or take a walking tour of the "Garrisons" in the area to see how the early settlers survived the French and Indian Wars.
The county is changing fast. The 2026 budget recently ratified by the County Commissioners includes a massive $3.27 million increase to fund new training and recovery centers. It’s a sign that the "cities" are taking on the heavy lifting of social services and growth for the entire region.
Don't just drive through. Pull over. The brick and mortar of York County has a lot more to say than the postcards suggest.
Actionable Insights for Your Visit:
- Check the tide charts: If you're visiting Saco or York, the beaches "disappear" at high tide. Plan your walks accordingly.
- Download the "Sanford Growth" maps: If you're looking for business opportunities, their economic council is incredibly aggressive with incentives right now.
- Book the Amtrak: The Downeaster stops right in Saco. You can skip the I-95 traffic entirely and be in downtown Portland in 20 minutes.