Pennsylvania mortgages and home buyers, 2025
Incomes, down payments, rates, loan costs, denials and lenders across Pennsylvania's 67 counties, from official HMDA records.
HMDA 2025 data released June 23, 2026
In 2025, lenders reported 98,782 home-purchase mortgages for owner-occupied, single-family homes in Pennsylvania. The median buyer borrowed $275,000 on a home valued at $325,000 and reported a household income of $104,000.
Buyers financed a median 90% of the home's value (roughly 10% down), paid a median 6.625% on 30-year fixed conventional loans and faced median conventional loan costs of $5,880.
Lenders denied 6.7% of completed home-purchase applications.
Key facts
- Home buyers' median income ($104,000) is 10% lower than the U.S. median ($116,000).
- Median conventional loan costs ($5,880) were 6% higher than the U.S. median ($5,570).
- The most common age bracket among borrowers was 25–34 (37.3% of purchase loans).
- 55.5% of purchase mortgages had a single borrower with no co-applicant.
- The most-cited reason for denial was debt-to-income ratio (32.7% of denials with a stated reason).
Conforming limits in Pennsylvania range from $832,750 to $1,209,750 for a one-unit home in 2026. See every Pennsylvania county's 2026 FHA and conforming loan limits.
Pennsylvania counties compared
Click a column to sort. Medians shown with at least 30 loans.
| County | Purchase loans | Median loan | Buyer income | Down payment | 30-yr rate | Loan costs | Denial rate | FHA limit |
|---|---|---|---|---|---|---|---|---|
| Adams County | 1,040 | $295,000 | $110,000 | 7.0% | 6.625% | $5,860 | 6.0% | $541,287 |
| Allegheny County | 9,908 | $245,000 | $106,000 | 10.0% | 6.625% | $5,550 | 6.2% | $541,287 |
| Armstrong County | 389 | $165,000 | $76,000 | 5.0% | 6.625% | $4,940 | 7.7% | $541,287 |
| Beaver County | 1,518 | $205,000 | $83,000 | 5.0% | 6.500% | $5,110 | 6.5% | $541,287 |
| Bedford County | 270 | $195,000 | $82,000 | 5.0% | 6.500% | $4,770 | 9.2% | $541,287 |
| Berks County | 3,266 | $265,000 | $94,000 | 5.0% | 6.625% | $6,030 | 6.7% | $541,287 |
| Blair County | 817 | $165,000 | $75,000 | 5.0% | 6.625% | $4,490 | 9.3% | $541,287 |
| Bradford County | 360 | $185,000 | $89,000 | 5.0% | 6.500% | $4,900 | 8.8% | $541,287 |
| Bucks County | 4,886 | $405,000 | $142,000 | 20.0% | 6.625% | $6,910 | 4.5% | $630,200 |
| Butler County | 2,066 | $315,000 | $127,000 | 15.0% | 6.625% | $6,050 | 3.9% | $541,287 |
| Cambria County | 852 | $135,000 | $72,000 | 5.0% | 6.625% | $4,340 | 10.3% | $541,287 |
| Cameron County | 14 | — | — | — | — | — | — | $541,287 |
| Carbon County | 620 | $225,000 | $85,000 | 5.0% | 6.750% | $5,310 | 8.0% | $541,287 |
| Centre County | 925 | $305,000 | $121,000 | 16.6% | 6.500% | $5,500 | 6.0% | $541,287 |
| Chester County | 4,885 | $445,000 | $166,000 | 20.0% | 6.625% | $7,230 | 4.2% | $630,200 |
| Clarion County | 205 | $155,000 | $77,000 | 5.0% | 6.625% | $4,680 | 7.2% | $541,287 |
| Clearfield County | 499 | $155,000 | $78,000 | 5.0% | 6.625% | $4,320 | 9.0% | $541,287 |
| Clinton County | 255 | $205,000 | $84,000 | 5.0% | 6.750% | $4,780 | 9.3% | $541,287 |
| Columbia County | 428 | $215,000 | $90,000 | 10.0% | 6.750% | $4,880 | 8.7% | $541,287 |
| Crawford County | 452 | $165,000 | $77,000 | 5.6% | 6.625% | $4,550 | 8.4% | $541,287 |
| Cumberland County | 2,492 | $285,000 | $110,000 | 11.9% | 6.625% | $6,020 | 4.7% | $541,287 |
| Dauphin County | 2,382 | $245,000 | $90,000 | 8.0% | 6.625% | $5,480 | 7.1% | $541,287 |
| Delaware County | 4,375 | $315,000 | $120,000 | 10.3% | 6.625% | $6,640 | 6.6% | $630,200 |
| Elk County | 184 | $145,000 | $71,000 | 5.0% | 6.500% | $4,350 | 12.2% | $541,287 |
| Erie County | 1,849 | $195,000 | $83,000 | 7.8% | 6.625% | $5,020 | 6.1% | $541,287 |
| Fayette County | 735 | $165,000 | $74,000 | 5.0% | 6.375% | $4,530 | 11.0% | $541,287 |
| Forest County | 20 | — | — | — | — | — | — | $541,287 |
| Franklin County | 1,520 | $265,000 | $90,000 | 5.0% | 6.625% | $5,290 | 5.3% | $541,287 |
| Fulton County | 86 | $215,000 | $86,000 | 10.0% | 6.625% | $4,910 | 9.1% | $541,287 |
| Greene County | 185 | $165,000 | $87,000 | 5.4% | 6.375% | $4,410 | 9.3% | $541,287 |
| Huntingdon County | 212 | $205,000 | $90,000 | 8.5% | 6.625% | $4,520 | 17.1% | $541,287 |
| Indiana County | 462 | $155,000 | $78,000 | 5.0% | 6.625% | $4,350 | 12.4% | $541,287 |
| Jefferson County | 255 | $135,000 | $68,000 | 5.0% | 6.625% | $4,060 | 8.7% | $541,287 |
| Juniata County | 113 | $205,000 | $84,000 | 5.0% | 6.624% | $4,650 | 7.6% | $541,287 |
| Lackawanna County | 1,446 | $235,000 | $91,000 | 5.0% | 6.625% | $5,780 | 8.8% | $541,287 |
| Lancaster County | 3,987 | $295,000 | $108,000 | 13.8% | 6.625% | $6,040 | 4.6% | $541,287 |
| Lawrence County | 643 | $165,000 | $75,000 | 5.0% | 6.625% | $4,810 | 8.6% | $541,287 |
| Lebanon County | 1,183 | $265,000 | $97,000 | 9.4% | 6.625% | $5,820 | 3.8% | $541,287 |
| Lehigh County | 2,914 | $305,000 | $107,000 | 10.0% | 6.625% | $5,980 | 7.0% | $541,287 |
| Luzerne County | 2,350 | $215,000 | $78,000 | 5.0% | 6.625% | $5,350 | 8.7% | $541,287 |
| Lycoming County | 767 | $195,000 | $77,000 | 5.0% | 6.500% | $4,690 | 7.3% | $541,287 |
| McKean County | 157 | $135,000 | $71,000 | 5.0% | 6.625% | $4,260 | 12.1% | $541,287 |
| Mercer County | 759 | $175,000 | $75,000 | 5.0% | 6.625% | $5,030 | 8.2% | $541,287 |
| Mifflin County | 258 | $175,000 | $81,000 | 5.0% | 6.625% | $4,400 | 7.0% | $541,287 |
| Monroe County | 1,396 | $285,000 | $103,000 | 6.0% | 6.740% | $5,960 | 11.2% | $541,287 |
| Montgomery County | 7,088 | $395,000 | $147,000 | 20.0% | 6.625% | $7,010 | 4.5% | $630,200 |
| Montour County | 152 | $265,000 | $100,000 | 10.0% | 6.625% | $5,050 | 4.3% | $541,287 |
| Northampton County | 2,591 | $305,000 | $114,000 | 10.0% | 6.625% | $6,130 | 5.7% | $541,287 |
| Northumberland County | 487 | $175,000 | $73,000 | 3.7% | 6.750% | $4,530 | 10.5% | $541,287 |
| Perry County | 346 | $245,000 | $98,000 | 5.0% | 6.625% | $5,620 | 6.9% | $541,287 |
| Philadelphia County | 9,782 | $275,000 | $92,000 | 5.0% | 6.500% | $5,960 | 8.5% | $630,200 |
| Pike County | 745 | $265,000 | $100,000 | 10.0% | 6.625% | $6,100 | 7.4% | $541,287 |
| Potter County | 79 | $155,000 | $72,000 | 15.0% | 6.750% | $4,410 | 18.8% | $541,287 |
| Schuylkill County | 1,045 | $185,000 | $73,000 | 3.5% | 6.750% | $4,930 | 9.2% | $541,287 |
| Snyder County | 173 | $215,000 | $83,000 | 5.0% | 6.800% | $4,850 | 5.9% | $541,287 |
| Somerset County | 420 | $165,000 | $83,000 | 5.0% | 6.500% | $4,630 | 7.9% | $541,287 |
| Sullivan County | 27 | — | — | — | — | — | 6.7% | $541,287 |
| Susquehanna County | 240 | $205,000 | $84,000 | 10.0% | 6.500% | $5,070 | 10.3% | $541,287 |
| Tioga County | 212 | $195,000 | $85,000 | 5.0% | 6.500% | $4,430 | 9.8% | $541,287 |
| Union County | 224 | $275,000 | $121,000 | 6.2% | 6.750% | $5,230 | 5.4% | $541,287 |
| Venango County | 274 | $165,000 | $74,000 | 5.0% | 6.625% | $4,840 | 7.7% | $541,287 |
| Warren County | 237 | $135,000 | $69,000 | 8.0% | 6.625% | $4,240 | 12.4% | $541,287 |
| Washington County | 1,855 | $255,000 | $102,000 | 10.0% | 6.500% | $5,740 | 5.7% | $541,287 |
| Wayne County | 389 | $255,000 | $102,000 | 14.9% | 6.750% | $5,930 | 10.1% | $541,287 |
| Westmoreland County | 3,002 | $215,000 | $92,000 | 5.0% | 6.500% | $5,260 | 7.0% | $541,287 |
| Wyoming County | 147 | $215,000 | $90,000 | 10.0% | 6.750% | $5,080 | 9.7% | $541,287 |
| York County | 4,712 | $265,000 | $98,000 | 5.0% | 6.625% | $5,680 | 5.5% | $541,287 |
Who bought homes in Pennsylvania
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
Debt-to-income ratio
Monthly debts (including the new payment) as a share of income, as used in underwriting.
What borrowing cost in Pennsylvania
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Pennsylvania | U.S. |
|---|---|---|
| 30-year fixed rate · conventional | 6.625% | 6.625% |
| 30-year fixed rate · FHA | 6.490% | 6.250% |
| 30-year fixed rate · VA | 6.250% | 6.125% |
| 15-year fixed rate · conventional | 5.875% | 5.875% |
| Rate spread vs. APOR · conventional | +0.17 pts | +0.13 pts |
| Total loan costs · conventional | $5,880 | $5,570 |
| Total loan costs · FHA | $10,140 | $11,310 |
| Total loan costs · VA | $6,700 | $6,490 |
| Origination charges (all loan types) | $1,780 | $1,860 |
| Borrowers paying discount points | 48.1% | 51.3% |
| Points paid, when paid (% of loan) | 0.74% | 0.87% |
| Borrowers receiving lender credits | 34.3% | 33.1% |
| Adjustable-rate mortgages | 5.0% | 7.4% |
| Jumbo loans (above conforming limit) | 2.2% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Pennsylvania: 7,190 of 108,143 completed home-purchase applications were denied (6.7%).
Denial rate
| Application | Pennsylvania | U.S. |
|---|---|---|
| Home purchase | 6.7% | 8.5% |
| Conventional | 5.3% | 7.1% |
| FHA | 11.7% | 12.5% |
| VA | 8.2% | 8.0% |
| USDA | 13.4% | 12.5% |
| Refinance | 20.3% | 17.9% |
| Cash-out refinance | 36.1% | 33.6% |
Main reason for purchase denials
First reason the lender reported.
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Pennsylvania
Top mortgage lenders in Pennsylvania
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | Rocket Mortgage, LLC | 11,412 | 8.5% | 11.9% | 6.625% | +0.23 | $5,870 |
| 2 | United Wholesale Mortgage (UWM) | 7,820 | 5.8% | 8.0% | 6.624% | +0.25 | $6,860 |
| 3 | CrossCountry Mortgage, Inc. | 7,279 | 5.4% | 2.1% | 6.750% | +0.33 | $6,880 |
| 4 | Pennymac Loan Services, LLC | 3,330 | 2.5% | 9.6% | 6.624% | +0.21 | $7,220 |
| 5 | Movement Mortgage, LLC | 3,190 | 2.4% | 2.0% | 6.625% | +0.23 | $6,070 |
| 6 | Guild Mortgage Company | 2,777 | 2.1% | 1.6% | 6.625% | +0.17 | $6,010 |
| 7 | Rate | 2,663 | 2.0% | 3.3% | 6.575% | +0.07 | $6,950 |
| 8 | Veterans United Home Loans | 2,534 | 1.9% | 9.3% | 6.750% | +0.38 | $4,520 |
| 9 | CMG Mortgage, Inc. | 2,135 | 1.6% | 2.7% | 6.625% | +0.22 | $6,750 |
| 10 | PNC Bank, N.A. | 2,124 | 1.6% | 8.8% | 6.375% | +0.00 | $4,900 |
| 11 | First National Bank of Pennsylvania | 2,081 | 1.6% | 10.4% | 6.500% | +0.13 | $5,650 |
| 12 | Prosperity Home Mortgage, LLC | 2,041 | 1.5% | 4.7% | 6.625% | +0.19 | $6,970 |
| 13 | New American Funding | 1,687 | 1.3% | 4.7% | 6.625% | +0.37 | $6,050 |
| 14 | Union Home Mortgage Corp. | 1,680 | 1.3% | 3.3% | 6.625% | +0.27 | $7,360 |
| 15 | Freedom Mortgage Corporation | 1,638 | 1.2% | 16.2% | 6.625% | +0.27 | $8,280 |
| 16 | NVR Mortgage Finance, Inc. | 1,464 | 1.1% | 8.6% | 6.625% | +0.13 | $6,070 |
| 17 | loanDepot.com, LLC | 1,443 | 1.1% | 8.3% | 6.625% | +0.18 | $6,060 |
| 18 | Newrez LLC | 1,442 | 1.1% | 10.7% | 6.750% | +0.28 | $6,120 |
| 19 | JPMorgan Chase Bank, N.A. | 1,372 | 1.0% | 12.1% | 6.500% | −0.01 | $5,090 |
| 20 | Wells Fargo Bank, N.A. | 1,355 | 1.0% | 17.0% | 6.375% | −0.07 | $5,370 |
| 21 | Mortgage America, Inc. | 1,303 | 1.0% | 1.9% | 6.625% | +0.17 | $5,570 |
| 22 | Fulton Bank, N.A. | 1,257 | 0.9% | 7.6% | 6.750% | +0.25 | $6,030 |
| 23 | Howard Hanna Financial Services, Inc. | 1,243 | 0.9% | 1.4% | 6.625% | +0.26 | $5,690 |
| 24 | Guaranteed Rate Affinity, LLC | 1,213 | 0.9% | 2.5% | 6.575% | +0.20 | $6,830 |
| 25 | Pennsylvania State Employees Credit Union | 1,160 | 0.9% | 4.1% | 6.500% | +0.05 | $3,400 |
Largest lenders in Pennsylvania by 2025 originations. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Metro areas in Pennsylvania
- Pittsburgh, PA · 20,116 purchases
- Montgomery County-Bucks County-Chester County, PA · 16,859 purchases
- Philadelphia, PA · 14,157 purchases
- Allentown-Bethlehem-Easton, PA-NJ · 7,180 purchases
- Harrisburg-Carlisle, PA · 5,220 purchases
- York-Hanover, PA · 4,712 purchases
- Scranton--Wilkes-Barre, PA · 3,943 purchases
- Lancaster, PA · 3,987 purchases
- Reading, PA · 3,266 purchases
- Erie, PA · 1,849 purchases
- Chambersburg, PA · 1,520 purchases
- Lebanon, PA · 1,183 purchases
- Gettysburg, PA · 1,040 purchases
- State College, PA · 925 purchases
- Altoona, PA · 817 purchases
- Johnstown, PA · 852 purchases
- Williamsport, PA · 767 purchases
Source: FFIEC/CFPB HMDA 2025 public LAR; FHFA and HUD 2026 loan limits. Methodology