State Buyer Guide
Down payment assistance, Pennsylvania housing programs, closing cost estimates, and what to know before buying — including from FSBO sellers.
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The Pennsylvania Housing Finance Agency (PHFA) is your primary source for below-market mortgage rates and down payment assistance in Pennsylvania. Programs are available through approved lenders — not directly through the HFA.
Below-market fixed-rate 30-year mortgage for first-time buyers.
Down payment and closing cost assistance paired with PHFA first mortgage.
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See real rates from multiple lenders with one soft credit pull. Credible pays up to $240 per funded loan — which means they have every reason to find you the best rate.
Compare Mortgage Rates →On a $265,000 home: approximately $9,275
Pennsylvania charges a realty transfer tax of 1% state plus 1% local (city/county), totaling 2% of the sale price. In Philadelphia, the local rate is 3.278%, making total transfer costs higher.
Attorney closings are standard in Pennsylvania but not legally required. Most buyers hire one — budget $700–$1,200. For FSBO purchases, having an attorney review the agreement of sale is strongly recommended.
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Find an Inspector →While Pennsylvania doesn't require an attorney at closing, FSBO buyers should strongly consider having one review the purchase agreement and title work.
Nolo has been the go-to legal resource for DIY buyers since 1971. Their real estate guides explain purchase agreements, contingencies, and closing in language anyone can understand.
Browse Legal Guides →Get a real estate attorney to review your purchase agreement or help you draft an offer letter — often for a fraction of traditional legal fees.
Get Legal Help →Download state-specific purchase agreements, addenda, and disclosure forms — written by attorneys, ready to use in your state.
Browse Real Estate Forms →Pennsylvania first-time buyers can access programs through the Pennsylvania Housing Finance Agency (PHFA) (https://www.phfa.org/), including the PHFA Keystone Home Loan (Competitive below-market rate — access to PHFA DPA programs) and the PHFA Keystone Advantage Assistance Loan (Up to 4% of purchase price (max $6,000) at 0% interest). Federal programs like FHA loans (3.5% down) and USDA loans (0% down in eligible areas) are also available.
Closing costs in Pennsylvania typically run 3.5% of the purchase price. Transfer tax: 2% (1% state + 1% local). Pennsylvania charges a realty transfer tax of 1% state plus 1% local (city/county), totaling 2% of the sale price. In Philadelphia, the local rate is 3.278%, making total transfer costs higher.
Attorney closings are standard in Pennsylvania but not legally required. Most buyers hire one — budget $700–$1,200. For FSBO purchases, having an attorney review the agreement of sale is strongly recommended.
The median home price in Pennsylvania is approximately $265,000. Property taxes average 1.49% of assessed value annually.
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