Buying
Purchase loans, from a first rowhome to a fourth investment property.
Refinancing
Lower payment, shorter term, or cash out. Pennsylvania charges no transfer tax on a refinance, which keeps it cheaper here than people expect.
Loan programs
Government-backed and conventional programs, with what each one means in Montgomery County.
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.
Harder situations
Self-employed, condos with paperwork problems, investors who qualify on rent. Somebody lends on all of it.
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.Self-employed mortgagesWhat a self-employed buyer files locally in Montgomery County, which townships levy no earned income tax at all, and the limits that do not change.Condo and townhouse loansHow condo project review differs from a townhouse, what the association fee does to the monthly figure, and the county rules that treat both the same.