Understanding FHA Loan Limits for Pennsylvania Homebuyers
For many first-time homebuyers in Pennsylvania, the Federal Housing Administration (FHA) loan program provides a valuable opportunity to purchase a home with a minimal down payment. With only a small down payment of 3.5% of the purchase price, an individual or family can purchase their first home. FHA loans are particularly appealing for those who may not have large amounts of savings or who might have less-than-perfect credit. FHA loan limits do vary significantly across counties, especially in areas with higher home prices and costs of living. Understanding the limits can help you make a more educated decision as you search for your new home.
Here is a FHA loan table to show various Pennsylvania counties and each of their respective loan limits to purchase a home.
| County | FHA Limit Single | Conventional Limit |
|---|---|---|
| Adams | $524,225 | $806,500 |
| Allegheny | $524,225 | $806,500 |
| Armstrong | $524,225 | $806,500 |
| Beaver | $524,225 | $806,500 |
| Bedford | $524,225 | $806,500 |
| Berks | $524,225 | $806,500 |
| Blair | $524,225 | $806,500 |
| Bradford | $524,225 | $806,500 |
| Bucks | $594,550 | $806,500 |
| Butler | $524,225 | $806,500 |
| Cambria | $524,225 | $806,500 |
| Cameron | $524,225 | $806,500 |
| Carbon | $524,225 | $806,500 |
| Centre | $524,225 | $806,500 |
| Chester | $594,550 | $806,500 |
| Clarion | $524,225 | $806,500 |
| Clearfield | $524,225 | $806,500 |
| Clinton | $524,225 | $806,500 |
| Columbia | $524,225 | $806,500 |
| Crawford | $524,225 | $806,500 |
| Cumberland | $524,225 | $806,500 |
| Dauphin | $524,225 | $806,500 |
| Delaware | $594,550 | $806,500 |
| Elk | $524,225 | $806,500 |
| Erie | $524,225 | $806,500 |
| Fayette | $524,225 | $806,500 |
| Forest | $524,225 | $806,500 |
| Franklin | $524,225 | $806,500 |
| Fulton | $524,225 | $806,500 |
| Greene | $524,225 | $806,500 |
| Huntingdon | $524,225 | $806,500 |
| Indiana | $524,225 | $806,500 |
| Jefferson | $524,225 | $806,500 |
| Juniata | $524,225 | $806,500 |
| Lackawanna | $524,225 | $806,500 |
| Lancaster | $524,225 | $806,500 |
| Lawrence | $524,225 | $806,500 |
| Lebanon | $524,225 | $806,500 |
| Lehigh | $524,225 | $806,500 |
| Luzerne | $524,225 | $806,500 |
| Lycoming | $524,225 | $806,500 |
| McKean | $524,225 | $806,500 |
| Mercer | $524,225 | $806,500 |
| Mifflin | $524,225 | $806,500 |
| Monroe | $524,225 | $806,500 |
| Montgomery | $594,550 | $806,500 |
| Montour | $524,225 | $806,500 |
| Northampton | $524,225 | $806,500 |
| Northumberland | $524,225 | $806,500 |
| Perry | $524,225 | $806,500 |
| Philadelphia | $594,550 | $806,500 |
| Pike | $1,209,750 | $806,500 |
| Potter | $524,225 | $806,500 |
| Schuylkill | $524,225 | $806,500 |
| Snyder | $524,225 | $806,500 |
| Somerset | $524,225 | $806,500 |
| Sullivan | $524,225 | $806,500 |
| Susquehanna | $524,225 | $806,500 |
| Tioga | $524,225 | $806,500 |
| Union | $524,225 | $806,500 |
| Venango | $524,225 | $806,500 |
| Warren | $524,225 | $806,500 |
| Washington | $524,225 | $806,500 |
| Wayne | $524,225 | $806,500 |
| Westmoreland | $524,225 | $806,500 |
| Wyoming | $524,225 | $806,500 |
| York | $524,225 | $806,500 |
Counties with Higher FHA Loan Limits
Certain counties in Pennsylvania have higher FHA loan limits due to their higher home prices. These counties offer a range of amenities, from good schools and job opportunities to historic landmarks and vibrant communities. Here’s a closer look at some key counties:
Philadelphia County: As the largest city in Pennsylvania, Philadelphia County naturally has higher FHA loan limits to accommodate its more expensive housing market. Philadelphia is renowned for its rich history, diverse cultural scene, and strong job market. The city is home to iconic landmarks such as the Liberty Bell and Independence Hall, as well as a variety of neighborhoods that offer everything from historic charm to modern living. With numerous educational institutions, cultural attractions, and a vibrant job market, Philadelphia is a popular choice for many homebuyers.
Montgomery County: Located just north of Philadelphia, Montgomery County is known for its excellent schools, suburban charm, and proximity to the city. The FHA loan limits in Montgomery County are higher due to its growing housing market. The county features a mix of well-established towns like Norristown and newer developments in areas such as King of Prussia. Montgomery County offers a range of amenities, including shopping centers, parks, and recreational facilities, making it an attractive option for families and professionals.
Bucks County: Situated to the north of Philadelphia, Bucks County is celebrated for its picturesque landscapes, historic sites, and charming towns. The FHA loan limits here are higher, reflecting the county’s higher property values. Bucks County includes popular towns such as Doylestown, known for its historic downtown and cultural attractions, and Newtown, which offers a quaint, small-town feel with a strong community spirit. The county’s excellent schools and scenic beauty make it a desirable location for families and those seeking a more suburban lifestyle.
Chester County: Located to the west of Philadelphia, Chester County is known for its historical significance and rural charm. The FHA loan limits are higher in Chester County due to its attractive housing market and the rising property values in areas such as West Chester and Downingtown. Chester County offers a blend of rural and suburban living with a strong emphasis on education and community. The county is home to several historic landmarks, including the Brandywine Battlefield and Longwood Gardens, providing a rich cultural experience for its residents.
Delaware County: Situated to the southwest of Philadelphia, Delaware County offers a mix of suburban and urban living. The FHA loan limits here are higher, reflecting the area’s competitive housing market. Delaware County features well-regarded towns like Media, known for its vibrant downtown and cultural events, and Upper Darby, which provides a diverse community with a range of amenities. The county’s proximity to Philadelphia enhances its appeal, offering residents easy access to city amenities while enjoying a suburban lifestyle.
Pike County: Located in the northeastern part of the state, Pike County offers a more rural setting compared to some of the more urbanized areas. The FHA loan limits in Pike County are higher due to the increasing demand for homes in this scenic region. Pike County is known for its natural beauty, including the Delaware Water Gap National Recreation Area, which provides ample opportunities for outdoor activities. The county’s charm and tranquility attract those looking for a peaceful retreat while still being within reach of larger urban centers.
Other Notable Pennsylvania Counties
While the counties mentioned above are known for their higher FHA loan limits and appealing features, several other areas in Pennsylvania are worth considering, especially for first-time homebuyers:
Dauphin County: Known for its chocolate factory, the Hershey Company and Hershey Park are located in Dauphin County, PA. While a smaller county with a population less than 300,000, an individual or family can find affordable more affordable housing in this area.
Lackawanna County: The city of Scranton, PA is located in Lackawanna County. Lackawanna County is the second biggest county in the Wilke-Barre-Hazleton-Scront metro area. It's about 25 miles from New York State and 40 miles from New Jersey. Montage Mountain, known for being a top ski resort in the Poconos, is located in Lackawanna County.
Lancaster County: Famous for its Amish country, Lancaster County offers a blend of rural charm and modern amenities. The county’s FHA loan limits are moderate, reflecting its affordable housing market compared to some neighboring areas. Lancaster City is known for its vibrant arts scene, historic architecture, and diverse cultural events. The county is also renowned for its excellent schools and community-oriented atmosphere, making it a great option for families.
Lehigh County: Located in the Lehigh Valley region, Lehigh County includes the city of Allentown and offers a diverse range of housing options. The FHA loan limits here are relatively high due to the growing property values in the area. Allentown is known for its revitalized downtown, cultural institutions like the Allentown Art Museum, and a robust job market. The county also offers good schools and a variety of recreational opportunities, making it an attractive place for homebuyers.
Allegheny County: Home to Pittsburgh, Allegheny County features a diverse housing market with a range of options from historic homes to modern condos. The FHA loan limits are higher here due to the city’s larger housing market and elevated property values. Pittsburgh is known for its rich history, cultural institutions, and vibrant neighborhoods. The city’s strong job market, excellent educational institutions, and cultural amenities make it a popular choice for many homebuyers.
Finding the Right Home in Pennsylvania
When searching for a home in Pennsylvania using an FHA loan, it’s essential to consider how the loan limits in various counties align with your budget and homebuying goals. Higher loan limits provide more flexibility, but they also reflect higher property prices, so it’s important to weigh your options carefully.
Additionally, consider factors such as property taxes, homeowners insurance, and potential homeowners association (HOA) fees, as these can impact your overall budget. Researching different neighborhoods and communities will help you find an area that meets your needs in terms of lifestyle, amenities, and proximity to work or family.
Exploring FHA Loan Limits for Your Homebuying Journey
Understanding FHA loan limits in Pennsylvania can help you make informed decisions as you navigate the homebuying process. By considering counties with higher limits and evaluating the features that make these areas desirable, you can find a home that fits both your financial and personal preferences. Whether you’re drawn to the historical charm of Bucks County, the suburban appeal of Montgomery County, or the vibrant city life of Philadelphia, Pennsylvania offers a diverse range of options for first-time homebuyers.
If you are considering other states besides Pennsylvania to purchase a home, you can also view the various loan limits by each state.