All-in cost first, always. Estimate only — not a loan quote or pre-approval.
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This is the state-only rate — almost all PA municipalities/school districts add their own local realty transfer tax on top (commonly ~1% more, making ~2% combined a common rule of thumb, though it's not set by statute). Philadelphia is the biggest exception: a 3.578% city tax on top of the 1% state tax, for a combined 4.578% total.
Pennsylvania Housing Finance Agency's primary 30-year fixed-rate first mortgage for first-time homebuyers statewide (non-first-time buyers can qualify in targeted areas or as a discharged veteran); subject to income and purchase-price limits.
0%-interest second mortgage for down payment and/or closing costs, up to the lesser of 4% of the purchase price or $6,000, repaid over 10 years; must be paired with a PHFA first mortgage, minimum 660 credit score.
Federal tax credit worth 20%-50% of annual mortgage interest paid (capped at $2,000/year) for the life of the loan, for qualifying first-time buyers (first-time requirement waived for veterans and buyers in targeted areas).
Estimated all-in monthly payment for a home price you have in mind.
Check which down payment assistance programs you likely qualify for.
What actually reaches your account after federal tax, FICA, and your state's own brackets — with local income tax disclosed rather than guessed at.
Pennsylvania's transfer tax is advertised at 1%, but local add-ons usually double it. Here's what closing on a $340,000 Pennsylvania home actually costs.
Private mortgage insurance explained in plain English — what it costs, why it exists, the exact federal rules for cancelling it, and how to work out the month your PMI is scheduled to end.
The operational guide to buying property with a partner, friend, sibling, or parent — credit and DTI mechanics, title vesting, a clause-by-clause co-ownership agreement, and how the exit actually works.
A month-by-month plan for the year before you buy: what to do in each phase, what never to touch, how to document every dollar, and how to survive closing day.