Mortgage Montgomery County, PA (610) 735-7774

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Home loans across Montgomery County, town by town

Twenty mills. That is the gap between the two sides of one Glenside address — same town name, same ZIP, roughly $244 a month on the same house. This county is sixty-two municipalities, and which line you are on moves your payment more than most people expect.

Call (610) 735-7774 Write instead

Answered at any hour. No credit pull to talk, nothing to pay, and a licensed Pennsylvania lender calls you back — usually the same working day.

**Montgomery County.** Valley Forge National Historical Park. Even the county's most famous ground sits inside a municipality — Upper Merion Township — with its own millage.Photograph by National Park Service Digital Image Archives, via Wikimedia Commons (Public domain)

The line is open (610) 735-7774

Call any hour you like — nights, Sundays, holidays. The line does not close.

Say which township or borough. That one answer changes the tax line, the school district and the earned income tax, and it is the first thing a lender needs.

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Which municipality are you actually in?

The mailing address and the tax bill disagree more often than they agree here. An “Ambler PA 19002” envelope covers the borough and five townships around it. “Willow Grove” straddles two townships and two school districts. Abington Township holds seventeen mailing names.

Cheltenham side of Glenside

73.48

mills, 2026. Both the Keswick Theatre and Arcadia sit on this side of the line.

Abington side of Glenside

53.40

mills, including the referendum levy the county’s own sheet leaves off.

Everywhere in the county

2.00%

transfer tax. That one genuinely does not change at the township line.

How to find out for certain

What happens when you call

Something picks up

At any hour, on any day. No menu, no hold music, no queue, and nothing to pay.

About ten questions

Buying or refinancing, which township, roughly what price, when, and how your credit looks from where you sit. Five minutes, no documents.

A lender calls back

One licensed Pennsylvania lender who handles that kind of loan. The lender quotes, pre-approves and closes; nobody here touches your paperwork.

Every way to finance a house around here

Purchase loansWhat a Montgomery County purchase actually costs: the flat 2% transfer tax, the 2026 loan limits, and why the school district decides the tax line.RefinanceNo transfer tax on a Pennsylvania refinance, the 2026 loan limits that still apply, and why the escrow line moves every July.First-time buyersThe county's $10,000 second mortgage and its 15-year recapture, PHFA's Montgomery County limits, and the two municipal programs that exist.FHA loansThe 2026 FHA limits for the Philadelphia metro, the 3.5% minimum, what the mortgage insurance costs, and the high-cost label that means something else.Conventional loans2026 conforming limits for Montgomery County, why the county sits at baseline, and how far $832,750 goes against local prices.VA loansWhy full entitlement has no ceiling here, how partial entitlement uses the $832,750 conforming figure, and what the Pennsylvania settlement sheet still costs.USDA loansThe 2026 Philadelphia-metro income limits, which Montgomery County municipalities sit inside the eligible area, and the stale numbers still circulating.Jumbo loansWhere a jumbo really begins in Montgomery County by down payment, why the Main Line usually stays conforming, and what changes above the line.

All loan programs

The parts nobody mentions until settlement

A national mortgage site does not know that the county assessment still runs on a 1996 base year, that a private well near Horsham may already have been connected to public water at the Navy’s expense, or that the transfer tax here is the same 2% at every single address.

Which municipality are you actually in

Glenside, Ambler 19002, Willow Grove and Abington's seventeen mailing names — four places where the post office and the tax collector draw different lines, and how to settle it from the parcel record.

How property tax works here

The 1996 base year, the 3.36 Common Level Ratio factor, why millage is comparable across all sixty-two municipalities, the 1 August appeal deadline, and the referendum millage the county's own sheet leaves out.

The transfer tax is two percent

Two percent at every address, why the home rule story makes people think otherwise, the neighbouring counties where it really does change, what a refinance owes, and which family transfers are exempt.

School district lines and the bill

What a mill is worth in each district, 2026-27 rates across the county, the Act 1 index and the two districts that went past it, the 5.2x spread in homestead relief, and the earned income tax nobody escrows.

PFAS, private wells and your loan

Where the contamination came from, the federal limits that are actually in force in August 2026, what the Navy has paid for and connected, the difference between the aquifer and the tap, and the questions to ask before an appraisal.

The former base, and what is built

The 862-acre site, what the 2012 plan calls for, why the environmental sequence controls the calendar, the two conflicting first-tranche figures, and what a buyer nearby should and should not read into it.

Montgomery County, one town at a time

Each with its own millage, its own school district and whatever a lender will want to know about the houses there.

Montgomery County

Norristown Pottstown Collegeville Blue Bell Plymouth Meeting Lansdale Souderton and Harleysville Ambler Horsham Willow Grove Abington Jenkintown Glenside Bryn Mawr Narberth Bala Cynwyd Wynnewood

Send the form. A person calls you back.

About a minute to fill out. We read it, and a licensed Pennsylvania lender follows up, usually the same working day. No credit pull happens here. Or skip the typing and call (610) 735-7774.

What this form does: it asks a licensed Pennsylvania mortgage lender to call you about a home loan. What it is not: an application. Nobody pulls your credit over it and your score is untouched. Mortgage Montgomery County, PA is a marketing and referral service — not a lender, not a broker. How this works.

Your name

Best phone number

What are you doing?

Where's the property?

Price range

When?

Credit, roughly (optional)

Anything else? (optional)

By ticking this box I am agreeing, in writing, that Mortgage Montgomery County, PA and the licensed Pennsylvania mortgage lender who takes up my request may reach me about it at the phone number and email address I have entered here — by phone call, by text message and by email, including calls or texts placed using an automatic telephone dialing system and messages carried by an artificial, prerecorded or AI-generated voice, and including where my number sits on a national or state Do Not Call list. Consent is not a condition of purchase — none of this is a condition of buying anything from anybody. Standard message and data rates may apply and STOP replied to any text ends the texts. This box is not a loan application, nobody reviews my credit because I ticked it, and my credit score is not affected either way.

What you just agreed to: communications consent. What we do with it: privacy policy · terms of use. Change your mind later: privacy choices.

Asked on the phone, mostly

Does calling or sending the form pull my credit?

No. Nothing on this site touches your credit. A credit check happens later, with the lender, if and when you decide to apply.

Is the transfer tax different in my township?

No — and this is worth knowing, because people assume otherwise. Every address in Montgomery County pays 2%: 1% to Pennsylvania, 0.5% to the municipality, 0.5% to the school district. It is the only collar county with no municipal deviation at all. What does change at the line is your property tax, and it changes a great deal. The calculator shows both.

Why does everything on this site keep asking which township?

Because the county is sixty-two municipalities and the line between two of them sets your school district, your millage and your earned income tax. At the same assessed value, a house in Lower Gwynedd Township pays 33.775 mills and one in Pottstown Borough pays 66.833. A payment estimate built on a county average is wrong in one direction or the other, always.

Who answers at two in the morning?

The same line that answers at two in the afternoon. It opens by asking whether recording the call is all right, takes the same questions either way, and a licensed Pennsylvania lender follows up. No voicemail, no menu, no queue. Exactly what happens on that call, and what it will not do.

One question first: which township?

Buying, refinancing, or still working out whether either is possible. The line takes calls at any hour and the form takes about a minute. Both land in the same place.

(610) 735-7774

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