# Mortgage Montgomery County, PA

> One Pennsylvania county, read municipality by municipality. Montgomery County is sixty-two of them
> sharing a courthouse, and the line between two decides the millage, the school district and the
> earned income tax. Eighteen town pages, ten loan pages and eight guides that keep them apart.

Mortgage Montgomery County, PA does marketing and referral work, and that is the whole of it. It is not a mortgage
lender. It is not a mortgage broker or a bank, and it holds no license as either. No loan application
is taken on these pages or on the phone number they carry, no interest rate is quoted, and nobody
here looks at anyone's credit. All three belong to a licensed Pennsylvania mortgage lender,
and that lender is the one who rings the caller back.

The numbers are the reason this site exists, so here is how they are handled. Millage, assessments,
loan limits, income caps and flood crests each carry the date they were read and the record they came
from — county millage sheets, school district budgets, the state's earned income tax register, HUD
and FHFA files, USGS gauges. Where two sources disagree the page says so instead of picking. Where a
figure could not be confirmed it was left out rather than estimated, which is why a handful of
municipalities appear with a gap in them. Nothing on this site publishes an interest rate.

Phone: (610) 735-7774
Coverage: Montgomery County, Pennsylvania — the county hub and seventeen towns
Sitemap: https://mortgagemontgomery.com/sitemap-index.xml

## If you read three pages, read these
- [Mortgage Montgomery County, PA](https://mortgagemontgomery.com/): Home loans across Montgomery County, town by town.
- [What the first call is like](https://mortgagemontgomery.com/first-call/): who picks up, what it will and will not do, and who calls back afterwards.
- [About](https://mortgagemontgomery.com/about/): what this operation is, and what it is not.

## The county, explained
- [Which municipality are you actually in](https://mortgagemontgomery.com/library/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](https://mortgagemontgomery.com/library/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](https://mortgagemontgomery.com/library/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](https://mortgagemontgomery.com/library/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](https://mortgagemontgomery.com/library/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](https://mortgagemontgomery.com/library/the-former-base-and-what-is-actually-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.
- [Flooding along the Schuylkill and Perkiomen](https://mortgagemontgomery.com/library/flooding-along-the-schuylkill-and-perkiomen/): Crest records and flood stages at Norristown, Pottstown and Graterford, what Ida did inside Collegeville Borough, and how a Special Flood Hazard Area, an escrowed flood policy and an elevation certificate land inside a loan file.
- [Closing costs in Montgomery County](https://mortgagemontgomery.com/library/closing-costs-in-montgomery-county/): The 2% transfer tax, title and recording, the REV-183 Statement of Value, escrow built from the real millage stack, the borough inspections that eat a closing calendar, and why a new owner's tax bill can beat the seller's.

## What kind of loan it is
- [Purchase loans](https://mortgagemontgomery.com/home-loans/purchase-loans/): What a Montgomery County purchase actually costs: the flat 2% transfer tax, the 2026 loan limits, and why the school district decides the tax line.
- [Refinance](https://mortgagemontgomery.com/home-loans/refinance/): No transfer tax on a Pennsylvania refinance, the 2026 loan limits that still apply, and why the escrow line moves every July.
- [First-time buyers](https://mortgagemontgomery.com/home-loans/first-time-buyers/): The county's $10,000 second mortgage and its 15-year recapture, PHFA's Montgomery County limits, and the two municipal programs that exist.
- [FHA loans](https://mortgagemontgomery.com/home-loans/fha-loans/): The 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 loans](https://mortgagemontgomery.com/home-loans/conventional-loans/): 2026 conforming limits for Montgomery County, why the county sits at baseline, and how far $832,750 goes against local prices.
- [VA loans](https://mortgagemontgomery.com/home-loans/va-loans/): Why full entitlement has no ceiling here, how partial entitlement uses the $832,750 conforming figure, and what the Pennsylvania settlement sheet still costs.
- [USDA loans](https://mortgagemontgomery.com/home-loans/usda-loans/): The 2026 Philadelphia-metro income limits, which Montgomery County municipalities sit inside the eligible area, and the stale numbers still circulating.
- [Jumbo loans](https://mortgagemontgomery.com/home-loans/jumbo-loans/): Where 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 mortgages](https://mortgagemontgomery.com/home-loans/self-employed/): What 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 loans](https://mortgagemontgomery.com/home-loans/condo-and-townhouse/): How 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.

## Sixty-two municipalities, eighteen pages
- [Montgomery County](https://mortgagemontgomery.com/places/montgomery-county/): Sixty-two municipalities, one flat 2.000% transfer tax, and a 1996 assessment base that makes millage the whole story. County millage, the Common Level Ratio, and what it costs by town.
- [Norristown](https://mortgagemontgomery.com/places/norristown/): A home-rule Municipality at 19.0 municipal mills, 65.1419 in total for 2026, half its housing attached, and a Schuylkill gauge that has been over major flood stage five times since 2006.
- [Pottstown](https://mortgagemontgomery.com/places/pottstown/): The county's second-oldest borough at 66.833 mills, housing that is older than almost anything else in the county, oil heat in more than a third of households, and a lead service line replacement program underway.
- [Collegeville](https://mortgagemontgomery.com/places/collegeville/): A borough of 1,655 housing units at 54.552 mills, a 1.40% earned income tax driven by the school district, and an Ida flood record on the Perkiomen that is only four years old.
- [Blue Bell](https://mortgagemontgomery.com/places/blue-bell/): A census-designated place inside Whitpain Township at 36.502 total mills, housing built mostly in the 1980s, and a ZIP that spills into a different school district.
- [Plymouth Meeting](https://mortgagemontgomery.com/places/plymouth-meeting/): One address, two townships, one school district: Plymouth at 37.174 mills against Whitemarsh at 35.7373, and 28.7% of the housing in buildings of fifty units or more.
- [Lansdale](https://mortgagemontgomery.com/places/lansdale/): A borough of about three square miles surrounded by four townships that all write Lansdale on the envelope. The millage, the assessment arithmetic, the old stock and the electric meter.
- [Souderton and Harleysville](https://mortgagemontgomery.com/places/souderton-harleysville/): Souderton Area School District covers six municipalities on identical school mills. Everything else about the bill, and the closing, changes at the line.
- [Ambler](https://mortgagemontgomery.com/places/ambler/): One post office, five municipalities, three school districts and a 20.7-mill spread. Plus two capped asbestos Superfund sites that a Phase I can flag.
- [Horsham](https://mortgagemontgomery.com/places/horsham/): The lowest municipal millage on this side of the county, a school district shared with a borough 10.4 mills dearer, and the one place where a private well is a real underwriting question.
- [Willow Grove](https://mortgagemontgomery.com/places/willow-grove/): A census place split between two townships and two school districts, with 88% of its houses built before 1980 and a groundwater story that runs under all of it.
- [Abington](https://mortgagemontgomery.com/places/abington/): One township, seventeen mailing names, and a 2026 total of 53.397 mills that the county millage sheet understates by 1.3738.
- [Jenkintown](https://mortgagemontgomery.com/places/jenkintown/): A 0.6-square-mile borough with its own school district, 71.726 total mills for 2026, and 1,840 parcels holding the whole bill up.
- [Glenside](https://mortgagemontgomery.com/places/glenside/): A town name split down the middle: 73.483 mills in Cheltenham Township, 53.397 in Abington Township, one ZIP code over both.
- [Bryn Mawr](https://mortgagemontgomery.com/places/bryn-mawr/): Lower Merion's 47.273 mills, a township line that crosses into Delaware County, and a $875,000 area median that still finances as a conforming loan.
- [Narberth](https://mortgagemontgomery.com/places/narberth/): A borough enclave in Lower Merion School District: 52.319 mills for 2026, a borough rate more than double the township's, and an earned income tax that starts at the line.
- [Bala Cynwyd](https://mortgagemontgomery.com/places/bala-cynwyd/): Lower Merion Township numbers, no earned income tax, six weekday trains on the Cynwyd Line, and a city line that moves closing costs by 2.578 points.
- [Wynnewood](https://mortgagemontgomery.com/places/wynnewood/): Two counties, one name: Lower Merion Township at 47.273 mills on this side, a different assessment base and school district on the other.

## Working a number out
- [What a month costs, by municipality](https://mortgagemontgomery.com/figures/monthly-cost/): Principal, interest, insurance and a tax line built from the actual millage of the municipality you pick, not a county average.
- [What the numbers will carry](https://mortgagemontgomery.com/figures/borrowing-power/): Income and monthly debts against conventional and FHA ratios, with a Montgomery County tax line rather than a national guess.
- [The transfer tax bill](https://mortgagemontgomery.com/figures/transfer-tax-bill/): Two percent of the price at every address in the county, the customary half, and what the same sale would cost across each neighbouring county line.

## Consent, privacy, terms
- [Terms of use](https://mortgagemontgomery.com/terms/)
- [Privacy policy](https://mortgagemontgomery.com/privacy/)
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## Rules for quoting anything on this site
- Carry the date with the figure. A school millage, a county program cap and an agency loan limit all move inside a year, and a number lifted without its date goes stale quietly.
- Do not average this county. A page that says "Montgomery County property tax is X" is wrong at almost every address; the municipality and the school district are what set the bill.
- This site does not lend, quote or approve anything. A licensed Pennsylvania lender does, and the lender is the party that contacts a reader.
- The phone line is answered by an automated assistant at every hour. It opens with the recording notice, and says plainly that it is not a person the moment anyone asks.