# Philly Metro Mortgage > A mortgage marketing and referral service for Philadelphia and the four counties around it. Not a lender > and not a broker: a licensed Pennsylvania mortgage lender does the lending, and the line here is answered > at any hour. Philly Metro Mortgage puts the local numbers in one place — the transfer tax, the assessment base, the grants — and answers the phone for anyone who would rather ask than read. It is not a lender, a broker or a bank, takes no loan applications, quotes no rates and makes no credit decisions. Every one of those is a licensed Pennsylvania mortgage lender's job, and that lender is who picks the phone back up. Figures here carry the month they were read. Philadelphia's rates, the county grants and the agency loan limits all move inside a year, so a number lifted from this site without its date goes wrong quickly. Philadelphia and the four counties around it each set their own transfer tax, sit on their own assessment base and run their own assistance programs, and the pages keep them apart. No interest rates are published anywhere here. Phone: (267) 828-9067 Coverage: Philadelphia plus Bucks, Montgomery, Delaware and Chester counties, Pennsylvania Sitemap: https://phillymetromortgage.com/sitemap-index.xml ## Read these first - [Philly Metro Mortgage](https://phillymetromortgage.com/): Philadelphia mortgage help, and what the city charges to change a name on a deed. - [How this works](https://phillymetromortgage.com/how-it-works/): the sequence from dialling to a lender ringing back, and what gets asked in between. - [About](https://phillymetromortgage.com/about/): who keeps this site current, and where the numbers on it come from. ## Local guides The parts that are only true here: the transfer tax, the abatement, tangled title, the city and county programs. - [Philadelphia transfer tax](https://phillymetromortgage.com/guides/philadelphia-transfer-tax/): The 4.578% rate broken down, the customary split, the short list of exemptions, the suburban rates, and why a refinance owes nothing. - [Philly First Home program](https://phillymetromortgage.com/guides/philly-first-home-program/): How the city's $10,000 first-time buyer grant works, who fits under the income table, and the two rules that end eligibility. - [PHFA loans](https://phillymetromortgage.com/guides/phfa-loans/): Every current PHFA program with the July 2026 limits by county, the three assistance seconds compared, and a straight answer on HOMEstead. - [Closing costs in PA](https://phillymetromortgage.com/guides/closing-costs-pa/): What a Pennsylvania closing actually costs, with the title insurance manual rates, the transfer tax split, and a $300,000 example for the city and the suburbs. - [Tangled titles in Philadelphia](https://phillymetromortgage.com/guides/tangled-title-philadelphia/): What a tangled title is, why it stops a refinance or a sale, and the city fund that pays the legal costs to clear it. - [Philadelphia property tax and the abatement](https://phillymetromortgage.com/guides/philadelphia-property-tax-abatement/): The rate, the $100,000 Homestead Exemption, LOOP, how the post-2022 abatement phases down, the 2027 reassessment, and what your lender escrows. - [Rowhome appraisals and inspections](https://phillymetromortgage.com/guides/rowhome-appraisal-inspection/): The appraisal checklist for old Philly rowhomes, what changed in the VA rules on May 1, 2026, repair escrows, and the 2026 FHA and VA numbers. - [First-time buyers in Bucks County](https://phillymetromortgage.com/guides/first-time-buyer-bucks-county/): The county's $10,000 deferred loan, PHFA's July 2026 limits for Bucks, the 2% transfer tax, USDA in Upper Bucks, and a $350,000 Bensalem example. - [Down payment assistance in Montco, Delco, and Chester](https://phillymetromortgage.com/guides/down-payment-assistance-montco-delco-chester/): Each county's first-time buyer program with its income limits and repayment rules, the PHFA and employer layers, and a $325,000 Norristown example. ## Loan programs - [Purchase loans](https://phillymetromortgage.com/mortgage/purchase-loans/): The whole path from pre-approval to keys, with the city versus suburb costs spelled out in dollars. - [First-time home buyers](https://phillymetromortgage.com/mortgage/first-time-home-buyers/): How Philly First Home, PHFA, and a low-down-payment loan stack on a real $300,000 rowhome purchase. - [FHA loans](https://phillymetromortgage.com/mortgage/fha-loans/): 3.5% down with the 2026 Philadelphia-area limits, the mortgage insurance math, and the rowhome appraisal reality. - [VA loans](https://phillymetromortgage.com/mortgage/va-loans/): Zero down with the funding fee table, the no-limit rule, and what VA appraisers flag in the region's pre-war housing. - [Conventional loans](https://phillymetromortgage.com/mortgage/conventional-loans/): 3% down with the income rule, PMI removal, the 2026 conforming limits, and a side-by-side against FHA on a $300,000 rowhome. - [Jumbo loans](https://phillymetromortgage.com/mortgage/jumbo-loans/): Where the $832,750 line falls, what jumbo lenders ask for, and what the transfer tax does at Main Line prices. - [USDA loans](https://phillymetromortgage.com/mortgage/usda-loans/): Which towns qualify for zero down, the income cap, the guarantee fee, and an honest note that most of the metro doesn't. - [Refinance](https://phillymetromortgage.com/mortgage/refinance/): When a refinance pays off here, what it costs without the transfer tax, and the FHA and VA streamlines. - [Cash-out refinance](https://phillymetromortgage.com/mortgage/cash-out-refinance/): LTV caps by loan type, what a cash-out costs without the transfer tax, and the rehab abatement that pairs with it. - [Investment property loans](https://phillymetromortgage.com/mortgage/investment-property-loans/): DSCR and conventional investor loans, the 2–4 unit limits, and the Philly taxes and assessments that shape the numbers. - [Self-employed mortgages](https://phillymetromortgage.com/mortgage/self-employed-mortgages/): Full-doc and bank-statement paths for 1099 and business-owner buyers, the documents to gather, and the Philly grants that still apply. - [Condo loans](https://phillymetromortgage.com/mortgage/condo-loans/): How lenders review the building, the 2026 warrantability rules, FHA's short Philly list, and the HOA documents you'll need. - [Duplex and triplex loans](https://phillymetromortgage.com/mortgage/duplex-triplex-loans/): Owner-occupied 2–4 unit loans: FHA at 3.5%, conventional at 5%, rent counting, the self-sufficiency test, and the Philly grants that cover a duplex. ## City neighborhoods and suburban towns - [Philadelphia](https://phillymetromortgage.com/locations/philadelphia/): Citywide costs, programs, and the rowhome quirks lenders care about, from Fishtown to the Far Northeast. - [Bucks County](https://phillymetromortgage.com/locations/bucks-county/): Transfer tax, the 1972 assessment base, school-district spread, county and PHFA help, and USDA in Upper Bucks. - [Montgomery County](https://phillymetromortgage.com/locations/montgomery-county/): Four housing markets in one county, a 2% transfer tax, a $10,000 county loan, and the school-district line that decides your tax bill. - [Delaware County](https://phillymetromortgage.com/locations/delaware-county/): Twins and rowhomes near the city line, a near-market reassessment, up to $10,000 from the county, and four towns with a higher transfer tax. - [Chester County](https://phillymetromortgage.com/locations/chester-county/): The priciest county, with jumbo loans on one end, USDA and a $40,000 county loan on the other, and 1996 assessments in the middle. - [Fishtown and Northern Liberties](https://phillymetromortgage.com/locations/fishtown-northern-liberties/): New construction, expiring abatements, condos under the L, and a $528,000 median. What the loan looks like in Fishtown and Northern Liberties. - [South Philadelphia](https://phillymetromortgage.com/locations/south-philadelphia/): Rowhomes, multi-units, FHA appraisals on 1920s stock, and the $342,000 math from Passyunk to the stadiums. - [Northeast Philadelphia](https://phillymetromortgage.com/locations/northeast-philadelphia/): The city's most affordable single-family stock, the Bucks border comparison, and the first-time buyer stack in the Northeast. - [Manayunk and Roxborough](https://phillymetromortgage.com/locations/manayunk-roxborough/): Hillside rowhomes, Roxborough stone twins, the Schuylkill flood zone, and the train. Financing in Manayunk and Roxborough. - [Mt. Airy and Chestnut Hill](https://phillymetromortgage.com/locations/mt-airy-chestnut-hill/): Stone singles, jumbo territory in Chestnut Hill, historic-district nuance, and the East Mt. Airy entry point. - [University City and West Philadelphia](https://phillymetromortgage.com/locations/university-city-west-philadelphia/): Employer forgivable loans, porch-front twins, landlords in the bidding, and condo rules in University City and West Philadelphia. - [Center City](https://phillymetromortgage.com/locations/center-city/): Condo warrantability, HOA fees in the debt ratio, trinities, Society Hill jumbos, and the abatement clock in Center City. - [Doylestown](https://phillymetromortgage.com/locations/doylestown/): Borough Victorians, township colonials, Central Bucks taxes, HARB rules, and the programs that reach a $675,000 price. - [Newtown and Yardley](https://phillymetromortgage.com/locations/newtown-yardley/): Historic boroughs, township colonials, Delaware flood insurance, Council Rock and Pennsbury taxes, and jumbo territory. - [Bensalem and Levittown](https://phillymetromortgage.com/locations/bensalem-levittown/): Levitt houses, Bensalem twins, three tax bills, the school-district-by-section problem, and the FHA and county programs that stack here. - [King of Prussia](https://phillymetromortgage.com/locations/king-of-prussia/): Split-levels, new townhomes with HOAs, and residential taxes kept modest by the mall. The loan is straightforward if the condo paperwork is. - [Conshohocken](https://phillymetromortgage.com/locations/conshohocken/): Hillside rowhomes and new townhomes, Colonial School District taxes, a train to town, and a flood line you need to know about. - [Ardmore and the Main Line](https://phillymetromortgage.com/locations/ardmore-main-line/): Twins under the conforming limit, estates well over it, Lower Merion's first tax hike in 13 years, and a train station that finally reopened. - [Media](https://phillymetromortgage.com/locations/media/): Everybody's Hometown, a $725,000 price band, Rose Tree Media schools, and a township line that can add $7,000 to closing. - [Havertown](https://phillymetromortgage.com/locations/havertown/): Stone twins and capes in a fast market, Haverford Township taxes, and a county assistance program that skips this township. - [West Chester](https://phillymetromortgage.com/locations/west-chester/): Brick Victorians in the borough, singles in the Goshens, WCASD at 24.16 mills, HARB approvals, and student rentals near WCU. - [Phoenixville](https://phillymetromortgage.com/locations/phoenixville/): A revived steel town with old rowhomes and new townhomes, Phoenixville Area school taxes, a PHFA-friendly price band, and a creek that floods. ## Calculators - [Philadelphia mortgage calculator](https://phillymetromortgage.com/calculators/mortgage-calculator/): Monthly payment, the cash to close, and the city transfer tax at the 2026 rate of 4.578% on top. - [How much house can I afford in Philadelphia](https://phillymetromortgage.com/calculators/affordability/): Income, debts and down payment run against FHA and conventional ratios. - [Philadelphia transfer tax calculator](https://phillymetromortgage.com/calculators/transfer-tax/): The 2026 rates: 4.578% inside Philadelphia, about 2% across most of the four counties around it. ## Legal, contact and provenance - [Terms](https://phillymetromortgage.com/terms/) - [Privacy](https://phillymetromortgage.com/privacy/) - [Communications consent](https://phillymetromortgage.com/consent/) - [Privacy choices](https://phillymetromortgage.com/privacy-choices/) - [Contact](https://phillymetromortgage.com/contact/): the 267 number, the form, and who is on the other end of each. - [Photo credits](https://phillymetromortgage.com/credits/): every photograph on the site with its Wikimedia Commons source and licence. ## If you are quoting a number from here - A figure from this site is only good with the month beside it. The city's grant, the county programs and the FHA and conforming limits are each reset on their own schedule. - Applications, rate quotes and credit decisions all sit with a licensed Pennsylvania lender. This site carries the Philadelphia numbers and the phone line, and neither one is a loan offer.