Buyer's Guide
Buying a home in Eastern Pennsylvania
Your first home or your fifth: how the process works in Pennsylvania, what to have ready, and what you will pay beyond the down payment.
- 01
Talk it through
We cover what you are looking for, where, and your timeline. Before we tour, we sign a written buyer agreement. Industry rules now require one, and it spells out exactly what I do for you and how I am paid. You will also get Pennsylvania’s Consumer Notice explaining agency relationships.
- 02
Get pre-approved
A pre-approval tells you your real budget and makes sellers take your offer seriously. I will connect you with lenders who know FHA, VA, USDA, conventional and PHFA first-time buyer programs, and who close on time.
- 03
Search and tour
You get new listings as they hit the market, not days later. I fit showings around your work schedule and tell you honestly what I see in each house: the good and the expensive.
- 04
Make the offer
I pull what comparable homes actually sold for, then we write an offer built to win: price, earnest money deposit, contingencies and settlement date. In a multiple-offer situation, terms often matter as much as price.
- 05
Inspections
A general home inspection, plus the ones that matter here: wood-destroying insects, radon (common in Pennsylvania), and well and septic on rural properties. I negotiate repairs or credits based on the results.
- 06
Appraisal and mortgage
Your lender orders the appraisal and underwrites the loan. I keep the deadlines moving with the lender, the seller’s agent and the title company so you reach a clear-to-close.
- 07
Walkthrough and keys
A final walkthrough to confirm the home is as agreed, then settlement at the title company. You sign, the money moves, and you get the keys.
Pennsylvania Specifics
What buying costs beyond the down payment
Your lender gives you an official Loan Estimate early on. These are the pieces you will see on it.
- Down payment
- Depends on the loan: VA and USDA can be zero down for eligible buyers, FHA is 3.5%, and some conventional programs start at 3%. PHFA assistance can help first-time buyers with the down payment and closing costs.
- Earnest money
- A good-faith deposit with your offer, held in escrow and credited toward your costs at settlement.
- Realty transfer tax
- Pennsylvania’s 1% plus the local share, customarily split with the seller. The exact total depends on the municipality.
- Lender and title fees
- Loan origination, appraisal, credit report, title search, title insurance and recording fees.
- Prepaids and escrow
- Your first year of homeowner’s insurance and a cushion for property taxes, held by your lender.
- Inspections
- Home, pest, radon and any well or septic tests, paid directly to the inspectors.
- Buyer agent compensation
- Set out in our written agreement before we tour. It is negotiable, and it is often paid by the seller as part of the deal. I walk you through it on our first call.
Questions I Hear Most
Straight answers.
Don’t see yours? Call or text (484) 641-2641. No such thing as a dumb question.
How much do I need to buy a house?
Less than most people think. With VA or USDA financing eligible buyers can put zero down, FHA is 3.5%, and PHFA programs can help with down payment and closing costs. A quick call with a lender gives you a real number.
Do I need a pre-approval before we look?
Yes. It tells you what you can comfortably spend, and most sellers will not take an offer seriously without one.
What is the buyer agreement?
A short written agreement we sign before touring. It explains what I do for you, how long we work together, and how I am paid. Everything in it is negotiable, and I explain it line by line.
What if the inspection finds problems?
Almost every inspection finds something. We decide together what matters, then I negotiate repairs, a price reduction or a credit at settlement. If it is serious, your inspection contingency lets you walk away.
Should I test for radon?
In Pennsylvania, yes. Radon is common across the state, the test is inexpensive, and fixing a high reading is routine. It belongs in your inspection plan.
How long does it take?
Finding the right house varies. Once you are under contract, settlement is typically 30 to 60 days, mostly set by the lender.
Ready to start looking?
Search every listing now, or tell me what you want and I will send the right homes as they hit the market.
