Mortgage lender in Montgomery County, PA

Buying in Montgomery County

Montgomery County, with its county seat in Norristown, takes in Norristown, King of Prussia, Blue Bell, Lansdale, Abington, Willow Grove and Conshohocken. 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. Montgomery 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 Montgomery County. Loans above it are jumbo, which means tighter reserves and different pricing.

Montgomery County: from the Route 309 corridor to the Main Line

Montgomery County borders our Southampton office to the west, and the eastern townships of Abington, Cheltenham, Upper Moreland and Willow Grove are a ten-minute drive for our officers. That part of the county is older twins, stone singles and post-war ranchers, much of it in walkable neighborhoods along the SEPTA regional rail lines. Farther out, Lansdale, Hatfield, Harleysville and Souderton along Route 309 and the Northeast Extension offer newer construction and more house for the money, while Blue Bell, Plymouth Meeting and Conshohocken sit close to the King of Prussia and Center City job markets.

The county's western edge is the Main Line, and Lower Merion, Narberth and Gladwyne are where a routine-looking purchase becomes a jumbo loan. The conforming limit for Montgomery is the national baseline rather than a high-cost figure, so we check the loan amount against it on the first call and, when a file crosses the line, structure it as jumbo or with a larger down payment before you fall in love with a listing.

Montgomery County closings run through title companies in the Pennsylvania custom, and the county's many active-adult communities around Lansdale, Limerick and Horsham carry association rules and fees that go into the qualifying payment. PHFA assistance applies here the same way it does in Bucks, and our Southampton office writes Montgomery pre-approvals every week.

Montgomery County by the numbers

Median home value

$436,700 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 1.35% of home value a year: median tax bill $5,875 on a median value of $436,700 (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

Lower Merion Township, Abington Township, Cheltenham Township, Norristown (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $436,700. 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 Montgomery County buyers ask

Conforming limit shown is the 2026 FHFA figure for Montgomery 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.