Mortgage lender in Bucks County, PA

Buying in Bucks County

Bucks County, with its county seat in Doylestown, takes in Doylestown, Newtown, Southampton, Warminster, Bensalem, Levittown and Yardley. This is home territory for us: our head office is in Southampton, and our officers write pre-approvals here every week.

2026 conforming limit

$832,750

2026 FHA limit

$630,200 (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. Bucks 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 Bucks County. Loans above it are jumbo, which means tighter reserves and different pricing.

Bucks County from our own front door

Our head office is at 729 Grove Avenue in Southampton, so Bucks County is not a service area for us, it is where we live and write most of our pre-approvals. Lower Bucks runs from the Levittown ranchers and Bristol and Bensalem twins that still make up much of the entry-level market, up through Feasterville, Southampton and Warminster. Central Bucks is Newtown, Yardley, Doylestown and New Hope, where prices step up with the Council Rock and Central Bucks school districts, and Upper Bucks around Quakertown, Perkasie and Sellersville is more rural, with larger lots and some addresses that fall inside USDA eligibility.

Two local details show up on nearly every Bucks file. Property taxes vary sharply between the county's school districts, so we compute the payment from the actual tax bill on the house rather than a county average. And along the Delaware and the Neshaminy, from Yardley through New Hope and parts of Bensalem, some parcels sit inside a mapped flood zone, so we pull the FEMA determination early and price flood insurance into the payment before you write the offer, not after.

Bucks is also PHFA territory. As a participating PHFA lender we pair the agency's down payment and closing cost assistance with FHA, VA, USDA and conventional first mortgages for buyers who fit the income and price limits, which PHFA sets and updates. Stop in, or start below and one of the officers in this building calls you back the same business day.

Bucks County by the numbers

Median home value

$445,700 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 1.31% of home value a year: median tax bill $5,826 on a median value of $445,700 (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

Bensalem Township, Bristol Township, Middletown Township, Northampton Township (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $445,700. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $630,200.

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 Bucks County buyers ask

Conforming limit shown is the 2026 FHFA figure for Bucks 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.