Home / Where we lend / Pennsylvania / Beaver County
Greater Pittsburgh · PennsylvaniaMortgage lender in Beaver County, PA
Yes. Stellar Mortgage Corporation, NMLS #2190975, is licensed in Pennsylvania and makes purchase and refinance loans in Beaver 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 Beaver to Monaca: what changes locally, what does not, and how to find out in fifteen minutes what you actually qualify for.
Buying in Beaver County
Beaver County, with its county seat in Beaver, takes in Beaver, Beaver Falls, Aliquippa and Monaca. Stellar lends across all of Pennsylvania, and Beaver 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. Beaver 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 Beaver County. Loans above it are jumbo, which means tighter reserves and different pricing.
Beaver County: river towns northwest of Pittsburgh
Beaver County follows the Ohio and Beaver rivers northwest of Pittsburgh. Beaver is the county seat; Aliquippa, Ambridge, Monaca, Rochester, New Brighton and Beaver Falls are the older river towns; and Center, Hopewell, Chippewa and Economy are the newer suburban townships.
The river towns have some of the most moderately priced housing in the Pittsburgh region, much of it built before 1950, which makes FHA loans and PHFA assistance a common fit and makes appraisal condition worth discussing before you offer. The suburban townships are newer and often closer to jobs near the airport and in Cranberry. Along the Ohio and Beaver rivers, some properties sit in a mapped flood zone, so we pull the flood determination early.
Beaver County by the numbers
- Median home value
- $190,900 (Census Bureau, ACS 2020–2024, table B25077)
- Typical property tax
- About 1.42% of home value a year: median tax bill $2,704 on a median value of $190,900 (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
- Hopewell Township, Center Township, Aliquippa, Economy (Census Bureau, ACS 2020–2024, table B01003)
The county median home value is $190,900. 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 Beaver County buyers ask
Does Stellar Mortgage lend in Beaver County, PA?
Yes. Stellar Mortgage Corporation is licensed in Pennsylvania and lends in all 67 counties, including Beaver 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 Beaver County?
For 2026 the one-unit conforming limit in Beaver 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 Beaver 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 Beaver 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 Beaver 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 Beaver or anywhere else in Beaver County and are writing an offer, tell us on the form and we prioritize the file.
What is the 2026 FHA loan limit in Beaver County?
For 2026 the FHA limit for a one-unit home in Beaver 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 Beaver 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 Beaver 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 Beaver 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.
Equal Housing Lender · NMLS #2190975 4.94★ · 1,361 verified reviews on Experience.com
“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
Ready to see what you qualify for?