Mortgage lender in Philadelphia County, PA

Buying in Philadelphia County

Philadelphia County, with its county seat in Philadelphia, takes in Northeast Philadelphia, South Philadelphia, Fishtown, Roxborough, Manayunk, Germantown and West Philadelphia. 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. Philadelphia 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 Philadelphia County. Loans above it are jumbo, which means tighter reserves and different pricing.

Philadelphia rowhomes, twins and the city's own closing rules

Philadelphia is where many of our Bucks and Montgomery clients started, and our Southampton office is a straight shot down Bustleton Avenue from the Northeast. The city's housing stock is dominated by attached rowhomes and twins: the Northeast from Somerton and Bustleton through Rhawnhurst and Mayfair, South Philadelphia, Fishtown and Kensington, Roxborough and Manayunk along the Schuylkill, Germantown and Mount Airy to the northwest, and West and Southwest Philadelphia around the universities. Prices still range widely block by block, which is why the city remains the most realistic first purchase for many buyers in the region.

Three things about Philadelphia are different from the surrounding counties. The city's realty transfer tax is higher than the rate elsewhere in Pennsylvania, and how it is split between buyer and seller is negotiated in the agreement of sale, so we put it in the closing cost estimate up front. Older rowhomes bring condition items into an FHA appraisal, such as peeling paint, roof wear and knob-and-tube wiring, and we talk through those before the inspection so a repair condition does not stall the closing. And the city and its housing development corporation run their own first-time buyer assistance programs with separate rules; we tell you when one of those is the better path.

Because so much of the city's inventory needs work, renovation financing is in constant demand here, and PHFA's Purchase and Improvement option and FHA 203(k) both fit the typical Philadelphia rowhome purchase. Our Southampton office also handles Philadelphia files in Spanish, Russian and Ukrainian.

Philadelphia County by the numbers

Median home value

$243,100 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 0.82% of home value a year: median tax bill $2,003 on a median value of $243,100 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

City of Philadelphia realty transfer tax of 3.578% plus the state’s 1%, 4.578% in total (City of Philadelphia, Realty Transfer Tax)

The county median home value is $243,100. 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 Philadelphia County buyers ask

Conforming limit shown is the 2026 FHFA figure for Philadelphia 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.