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South Central Pennsylvania · PennsylvaniaMortgage lender in Adams County, PA
Yes. Stellar Mortgage Corporation, NMLS #2190975, is licensed in Pennsylvania and makes purchase and refinance loans in Adams County: conventional, FHA, VA, USDA, jumbo and non-QM. Files are handled from our Southampton, PA office by a licensed loan officer you can reach directly. For 2026 the one-unit conforming loan limit here is $832,750 and the FHA limit is $541,287.
Reviewed by Steve Umansky, Sr. Branch Manager, NMLS #61764,
From Gettysburg to New Oxford: what changes locally, what does not, and how to find out in fifteen minutes what you actually qualify for.
Buying in Adams County
Adams County, with its county seat in Gettysburg, takes in Gettysburg, Hanover area, Littlestown and New Oxford. Stellar lends across all of Pennsylvania, and Adams County files are handled from our Southampton, PA office by a licensed officer you can reach directly.
- 2026 conforming limit
- $832,750
- 2026 FHA limit
- $541,287 (one-unit, set by HUD)
- Above that
- Jumbo pricing
- Closing handled by
- title company
- State housing agency
- PHFA (participating lender)
- Your office
- Southampton, PA
2026 limits for a one-unit property. Adams County is not designated a high-cost area for conforming loans. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.
The 2026 baseline conforming limit is $832,750 nationally, and that is the figure that applies in Adams County. Loans above it are jumbo, which means tighter reserves and different pricing.
Adams County: Gettysburg and the Maryland line
Adams County surrounds Gettysburg, the county seat. Littlestown and McSherrystown, to the southeast, tie into Hanover; New Oxford and East Berlin lie to the east; Biglerville is orchard country; and Fairfield and Carroll Valley are near the mountains to the west.
Many buyers here work in Maryland, around Frederick or Westminster, or are moving up from there; the loan is a Pennsylvania loan either way, with Pennsylvania transfer tax and school and municipal property taxes. Outside the boroughs, wells and septic systems are the norm and many addresses fall inside the USDA eligibility map. Lake Meade and Lake Heritage are private communities with association dues that count in the payment, and older homes near the battlefield are where appraisal condition items are most likely.
Adams County by the numbers
- Median home value
- $268,500 (Census Bureau, ACS 2020–2024, table B25077)
- Typical property tax
- About 1.33% of home value a year: median tax bill $3,561 on a median value of $268,500 (Census Bureau, ACS 2020–2024, table B25103)
- Transfer tax
- State realty transfer tax of 1% of the value, plus a local tax that varies by municipality (Pennsylvania Department of Revenue)
- Largest communities
- Gettysburg, Conewago Township, Cumberland Township, Oxford Township (Census Bureau, ACS 2020–2024, table B01003)
The county median home value is $268,500. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $541,287.
Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.
Closing and programs in Pennsylvania
Closings in Pennsylvania are typically handled by a title company. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the Pennsylvania page. Property taxes are set locally; we take the figure from the tax record for the address.
Questions Adams County buyers ask
Does Stellar Mortgage lend in Adams County, PA?
Yes. Stellar Mortgage Corporation is licensed in Pennsylvania and lends in all 67 counties, including Adams County. Our head office is in Southampton, Bucks County, and every file is handled by a licensed loan officer with a direct line.
What is the 2026 conforming loan limit in Adams County?
For 2026 the one-unit conforming limit in Adams County is $832,750, the FHFA baseline. Loans above that are jumbo, which brings tighter reserve and credit requirements. FHA limits are set separately by HUD and are usually lower; we check both for the property address before quoting.
Is there down payment assistance for first-time buyers in Adams County?
PHFA, the state housing agency, offers first mortgages paired with down payment and closing cost assistance for eligible Pennsylvania buyers, and Stellar is an approved PHFA lender. Income and purchase price limits are set by county and change periodically, so we confirm the current Adams County figures on your file rather than quoting them here. Some counties and municipalities run their own programs as well; ask your officer what is funded right now.
How fast can I get pre-approved to buy in Adams County?
Once we have your application, credit, and the documents on our checklist, most buyers have a letter within one to two business days. If you have already found a home in Gettysburg or anywhere else in Adams County and are writing an offer, tell us on the form and we prioritize the file.
What is the 2026 FHA loan limit in Adams County?
For 2026 the FHA limit for a one-unit home in Adams County is $541,287, set by HUD. The conforming loan limit is $832,750. Limits for two- to four-unit properties are higher.
Who pays the transfer tax in Adams County?
The state realty transfer tax is 1 percent of the property’s value, and the municipality and school district usually add a local tax. Buyer and seller are both legally responsible; how it is divided is set in the agreement of sale, and it is often shared.
Conforming limit shown is the 2026 FHFA figure for Adams County. FHA limits and state agency caps are set by HUD and PHFA and change periodically. Verify on the official source. Not a commitment to lend.
Get pre-approved in Adams County
Three quick steps, about a minute. No Social Security number, no pay stubs. A licensed officer from our Southampton office calls you back, usually the same business day.
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“You were always professional, responsive, patient, and helpful, and you made what could have been a stressful process feel smooth and easy.”Yelda A., North Wales, PA · verified review on Experience.com
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