Pennsylvania is a state of historic neighborhoods and small towns. Buyers compare rowhomes in the city, river towns, and growing suburbs. If you are planning a purchase in 2027, this guide covers Philadelphia, Pittsburgh, Allentown, Harrisburg, and York, the loan types we can help you compare, and the state housing agency that may be worth a look. Shay Yates and the True North Yates Group team are a small, Springfield, Missouri based team licensed to lend in Pennsylvania, and we answer the phone. You can also read our Pennsylvania page for a quick overview.
Where buyers are looking in Pennsylvania
Here is a quick tour of places we hear about often. This is not a ranking and not advice about where anyone should live. It is simply a starting point for your own search.
Philadelphia
The state's largest city, with historic rowhomes, condos, and a wide range of neighborhoods.
Pittsburgh
A city of hills and neighborhoods in Allegheny County, with a steady market and a mix of older city homes and nearby suburbs.
Allentown
The center of the Lehigh Valley with a steady market and a mix of older homes and newer neighborhoods.
Harrisburg
The capital, on the Susquehanna River, with a wide range of suburbs in Dauphin and Cumberland counties.
York
A south central Pennsylvania city with an active market and growing communities in York County.
Loan programs to know in Pennsylvania
Most Pennsylvania buyers end up choosing among a handful of loan types. We compare them side by side for your situation, with no pressure.
- Conventional loans. A flexible choice for buyers with solid credit, and often a good fit for larger purchases or second homes.
- FHA loans. Government insured loans designed with flexible credit and smaller down payments in mind, a common route for first-time buyers.
- VA loans. A benefit for eligible Veterans, service members, and some surviving spouses. Pennsylvania has a large Veteran community, and VA loans come up often.
- USDA loans. Pennsylvania has many rural townships that may be USDA eligible, so check an address on the USDA map.
- First-time buyer programs. Help from PHFA, covered below.
First-time buyer help from PHFA
Pennsylvania Housing Finance Agency (PHFA) is the state agency behind homebuyer programs in Pennsylvania. PHFA offers the Keystone Home Loan for first-time buyers, along with other assistance, through participating lenders. Income and purchase price limits apply, so ask us whether you may qualify.
Program details, limits, and which lenders take part are set by the agency and can change, so please check the agency's own site, PHFA, for the latest. We do not want to promise anything the agency has not. What we can do is look at your situation and tell you honestly what to ask about.
A local thing worth asking about
Pennsylvania has local property taxes and transfer taxes that vary by municipality, so ask for the estimates on any home you are considering.
How we work with Pennsylvania buyers
The path is the same wherever you are buying. First comes a no pressure conversation about your goals and your budget. Next we look at loan options and, if it makes sense, get you pre-approved so your offer stands out. Once you are under contract, we keep you posted at every step, from the appraisal to the closing table, and we explain each document in plain English. If a question comes up at 9 at night, send a text.
Next steps
Not sure where to start? Start with a simple conversation. We will listen first, then map out a plan that fits your timeline. You can see where we lend on our states we serve page, read the Pennsylvania page, send us a note on the contact page, or start your application. Shay and the team are just a text away.
Frequently asked questions
Is Shay licensed to help with a home loan in Pennsylvania?
Yes. Shay Yates (NMLS 2172921) is licensed through Southwest Funding to originate loans in Pennsylvania. Licensing details are on our Pennsylvania page, and you can verify any loan officer at nmlsconsumeraccess.org.
Does Pennsylvania have a first-time buyer program?
Yes. The Pennsylvania Housing Finance Agency offers the Keystone Home Loan and other assistance through participating lenders. Ask us whether you may qualify.
Why do local taxes matter in Pennsylvania?
They vary by municipality and can change what a home really costs. We will help you look at the estimates before you decide.
Do I need to live in Missouri to work with you?
No. Our team works with buyers in Pennsylvania and other states by phone, text, and secure online tools, so you can apply and move through the process from home. Reach us any time on the contact page.
This post is general information, not financial advice or a commitment to lend. Programs and eligibility vary and are subject to credit and property approval. Talk with a loan officer about your situation.