Pennsylvania Mortgage Rates
Today's purchase and refinance mortgage rates on our conventional, FHA and VA loan programs for homes in Pennsylvania including Philadelphia, Pittsburgh, Allentown and Lancaster. Rates are updated daily. For rates on our other loan programs such as investment property loan rates, renovation loan rates, reverse mortgage rates, DSCR loan rates or Non QM loan rates, please reach out to us for a personalized quote.
Current Mortgage and Refinance Rates in Pennsylvania
| Loan Program | Rate | APR | Fees | Action |
|---|---|---|---|---|
| 30 Year Fixed Conv | 6.125% | 6.243% | $995 | Apply Now |
| 20 Year Fixed Conv | 5.875% | 6.028% | $995 | Apply Now |
| 15 Year Fixed Conv | 5.250% | 5.441% | $995 | Apply Now |
| 30 Year Fixed FHA | 5.750% | 6.575% | $995 | Apply Now |
| 30 Year Fixed VA | 5.625% | 5.933% | $995 | Apply Now |
| 5/1 ARM Conv | 5.750% | 6.243% | $995 | Apply Now |
Rates last updated: June 10, 2026
Rates published by Alpine Mortgage Services (NMLS 56905). Mortgage rates in Pennsylvania vary based on loan type, credit score and down payment. The rates shown above are available to qualified borrowers in Pennsylvania for conventional, FHA and VA loan programs. The advertised rate is based on specific assumptions including loan amount, credit score, down payment and property type. The actual rate you qualify for may vary based on your individual financial profile and other factors. The annual percentage rate (APR) includes the interest rate plus loan origination fees, points and other loan costs.
The conventional rates shown are based on a loan amount of $525,000 and a loan-to-value of 75%. The FHA rates shown are based on a loan amount of $675,500 and a loan-to-value of 96.5%. The VA rates shown are based on a loan amount of $700,000 and a loan-to-value of 100%. PA Mortgage rates are subject to change at any time and are subject to mortgage approval with full documentation of income. All rates shown are for a 30 day rate lock with one discount point on the purchase or rate and term refinance of a single family primary residence with a 740 or higher FICO score.
Pennsylvania Best Rate Guarantee
Tired of comparing the fine print to see what's the difference between the quotes from various lenders? At Alpine Mortgage we help you get the best deal on your mortgage which is why we offer our Best Rate Guarantee. We find the best rate and fees for you based on your goals and find the best pricing through our many loan programs.
You are welcome to shop all other local lenders for a better deal. If you can find one, provide us with that lender's signed and dated lock-in agreement and Loan Estimate on the day the interest rate is locked in and we will beat that lender's interest rate and/or lender fees. At Alpine Mortgage, your satisfaction is our priority. With our Best Rate Guarantee, you can shop for your mortgage with confidence knowing that you are getting the best possible interest rate for your mortgage.
Terms and conditions: Our Best Rate Guarantee applies to our fixed rate Conventional Conforming, FHA and VA loan programs only and does not apply to any other loan programs or offers from credit unions. Our Best Rate Guarantee is subject to change or termination at any time without prior notice.
Real Pennsylvania Borrowers. Real Results.
Two recent Pennsylvania closings where Alpine Mortgage delivered competitive rates and closed on time:
Need a competitive rate in Pennsylvania? Get a custom quote in minutes.
What Our Pennsylvania Borrowers Say
"Our rates and closing costs were far less with Alpine than any other lender by a minimum of $5k. Steve walked us through everything for our first home and took all the stress away. Call Alpine first."
"We bought a duplex in Pittsburgh. Alpine Mortgage got us a great rate and were always available to answer questions"
Why Choose Alpine Mortgage?
- Best Rate Guarantee – We Beat Competitor Rates
- Fast, Simple Pre-Approval Process
- Licensed Pennsylvania Mortgage Specialists
- $995 Flat Lender Fee – No Hidden Costs
- Conventional, FHA, VA and DSCR Loans Available
Start Your Quote Now
Pennsylvania Mortgage Programs
Pennsylvania Conventional Loans. Conventional loans baseline conforming loan limit for 2026 is $832,750 in all Pennsylvania counties except Pike County. You can view the current Pennsylvania Conventional Loan Limits for all counties in Pennsylvania. Conventional loans can be used to purchase a primary home, a vacation home or an investment property.
Pennsylvania High Balance Conforming Loans. Pike County is the only high cost county in Pennsylvania with a 2026 high cost loan limit of $1,209,750.
Pennsylvania FHA Loans. FHA loans minimum down payment is 3.5% with a minimum credit score of at least 580 and can go as low as 500 with a larger down payment of at least 10%. FHA loans are available only on a primary residence and the maximum loan amount varies by county. You can view the current Pennsylvania FHA Loan Limits for all counties in Pennsylvania.
Pennsylvania VA Loans. Backed by the Department of Veteran Affairs, VA loans offer veterans home loans with no down payment required. VA loans do not have any mortgage insurance but may have a funding fee that is collected at closing. VA loans are only available on a primary residence.
Pennsylvania Non QM Loans. For borrowers that can't qualify for a conventional, FHA or VA loan because of credit issues or income documentation requirements, we offer several different Non QM loan products. For investment properties, we offer our DSCR loan program where qualification is based on the cash flow of the investment property. Our Non QM provides flexibility in lending standards for individuals with unique financial circumstances or credit issues such as a recent bankruptcy or foreclosure. These loans can be used to finance a primary residence, vacation property or an investment property.
Pennsylvania Reverse Mortgage Loans. For homeowners that are 62 years or older, a reverse mortgage allows you to access the equity in your home by either receiving a lump sum, fixed monthly payments or a line of credit. Reverse mortgages are only available on a primary residence.
PHFA (Pennsylvania Housing Finance Agency) Programs. PHFA administers Pennsylvania's primary first-time buyer mortgage programs, including the Keystone Home Loan Program (30-year fixed rate financing for first-time buyers under PHFA underwriting) and HFA Preferred (a conventional first mortgage program with reduced PMI, plus a $500 PHFA Grant and a $300 counseling credit for qualifying borrowers). The Keystone Advantage Assistance Loan is a separate down payment assistance second mortgage of up to 4% of purchase price or $6,000, amortized over 10 years at 0% interest and may be paired with the PHFA first mortgage programs. Minimum credit score 660.
| Loan Type | Min. Credit Score | Min. Down Payment |
|---|---|---|
| Conventional | 620 | 3.0% |
| FHA | 580 | 3.5% |
| FHA Low Score | 500 | 10% |
| VA | 620 | None |
| Non-QM | 500 | 20% |
How to Get the Best Pennsylvania Mortgage Rates
When you’re looking for mortgage rates in Pennsylvania the rates you qualify for can have a big impact on the overall cost of your home. Pennsylvania’s real estate market is large and diverse with major cities like Philadelphia and Pittsburgh as well as more rural and suburban communities across the state. Here’s a look at a few steps you can take to secure the best mortgage rates in PA:
Improve Your Credit Score
Your credit score is one of the most important factors lenders use to determine your mortgage rate. Make all payments on time, keep credit card balances low and avoid opening new credit lines before applying for a mortgage.
Save for a Larger Down Payment
A larger down payment reduces lender risk and can help you qualify for better rates. Putting down 20% or more avoids private mortgage insurance (PMI) and reduces your monthly payment.
Shop Around with a PA Mortgage Broker
Different lenders offer different rates and programs. Working with a Pennsylvania mortgage broker like Alpine gives you access to multiple wholesale lenders so you can compare options without applying separately at each one.
Consider Different Loan Types
While 30 year fixed rate mortgages are the most common, adjustable rate mortgages (ARMs) and shorter term loans like 15 year mortgages may offer lower rates. Compare conventional, FHA and VA programs based on your situation.
Lock In Your Rate
Once you find a competitive rate, lock it in with your lender. A rate lock guarantees your interest rate for a set period (usually 30–60 days), protecting you from market fluctuations during processing.
Negotiate Closing Costs
Some lenders may reduce or waive certain fees such as application or origination fees. You can also shop around for lower cost services like title insurance and home appraisal.
Consider Paying Discount Points
Discount points are upfront fees paid to the lender at closing in exchange for a lower interest rate. Each point costs 1% of your loan amount and reduces your rate by approximately 0.25%. Calculate the break even point based on how long you plan to stay in the home.
Explore PHFA Programs
First time homebuyers in Pennsylvania may qualify for Pennsylvania Housing Finance Agency programs including the Keystone Home Loan, HFA Preferred (Lo MI) and Keystone Flex with K-FIT for down payment and closing cost assistance.
Finding the best mortgage rates in Pennsylvania will take some effort and planning but the benefits can be worth it in terms of the overall cost of your loan over time.For more personalized guidance contact one of our Pennsylvania mortgage specialists today.
PA Real Estate & Mortgage Update
Data as of Q2 2026
Market Conditions. Pennsylvania's housing market continues to deliver steady, sustainable appreciation in 2026. The Pennsylvania Association of Realtors reported that the statewide median sales price rose 5.2% in March 2026 compared to March 2025, one of the stronger year-over-year readings in recent quarters. At the same time, homes are spending a median of 46 days on market with approximately 3 months of supply statewide, conditions that reflect a balanced market where neither buyers nor sellers hold an extreme advantage. About 29.9% of Pennsylvania homes are still selling above list price and the sale-to-list ratio is 98.6%, enough pricing power for sellers who price correctly while giving buyers modest room to negotiate in markets that aren't in the top tier of demand. Price reductions appear on roughly 24.5% of active listings confirming that overpriced homes are sitting while accurately priced ones continue to move.
What this Means for PA Mortgage Borrowers. Pennsylvania's relative affordability compared to neighboring New York and New Jersey makes it one of the more accessible states in the Northeast for first-time buyers but affordability is still under pressure with mortgage rates in the 6.30%–6.37% range (Freddie Mac PMMS, May 2026). Pennsylvania home prices are forecast to appreciate 2%–4% through 2026, with inventory growth of 5%–10% providing improved selection without the kind of oversupply that drives price corrections. Pennsylvania's employment base is diversified across healthcare, education, financial services and manufacturing, providing durable demand support.
Mortgage Rate Outlook. For insights on where rates are headed, see our Mortgage Rate Forecast.
Sources: Pennsylvania Association of Realtors March 2026 Housing Market Report, Redfin Pennsylvania Housing Market (March 2026), Freddie Mac Primary Mortgage Market Survey, Pennsylvania Housing Finance Agency (PHFA)
Pennsylvania Regional Mortgage Guide
Philadelphia & Suburbs
Philadelphia City:
- Affordable urban market, median home price around $277,000
- Strong rowhome inventory
- Hot neighborhoods: West Philadelphia, Port Richmond, South Kensington
- Investment opportunities in multi-family rowhomes
Philadelphia Suburbs (Bucks, Montgomery, Chester, Delaware):
- Higher prices ($400K-$550K median) but still standard loan limits
- Excellent schools drive demand
- More competitive, faster moving market
Pittsburgh Metro
Key characteristics:
- One of the most affordable major U.S. metros
- Median home price around $231,500
- Healthcare (UPMC) and tech driving economy
- Stable prices, less volatility than eastern PA
- Growing young professional population
Popular areas: Cranberry Township, Mt. Lebanon, Shadyside, Lawrenceville, South Hills
Lehigh Valley (Allentown, Bethlehem, Easton)
Key characteristics:
- Emerging as Pennsylvania's "most strategic" homebuying market for 2026
- NYC and Philadelphia commuter access with suburban affordability
- New construction corridors (Upper Macungie, Breinigsville)
- Growing population and employment base
Poconos (Pike, Monroe, Wayne Counties)
Key characteristics:
- Pike County is high cost area ($1,209,750 conforming limit)
- NYC second home and vacation property market
- Remote work driving permanent relocations
- Mix of vacation cabins, lakefront homes, planned communities
Central PA (Harrisburg, Lancaster, York)
Key characteristics:
- State capital region (Harrisburg)
- Strong tourism and agriculture (Lancaster)
- Affordable markets with steady growth
- Good value for remote workers
Popular areas: Hershey, Mechanicsburg, Lititz, Ephrata
Pennsylvania Refinance Rates
Refinancing in Pennsylvania can be a smart move if it lowers your monthly payment, reduces long term interest costs or allows you to access equity for other goals. The best Pennsylvania refinance rates are usually available to borrowers with strong credit and substantial equity.
Strategies for PA Homeowners Considering Refinancing
Choosing to refinance should match your financial goals. Here are tips for PA homeowners looking at refinance rates:
- Assess your financial situation: Analyze your current financial situation to ensure refinancing makes sense.
- Examine all costs: Look beyond the interest rates and investigate all associated fees.
- Plan for the future: Consider how long you plan to remain in your home.
- Monitor economic indicators: Watch for economic indicators that suggest rate movements.
- Lock in rates: Lock in rates at strategic times to capitalize on potentially lower payments.
Refinancing can help in many ways, like lowering monthly payments, changing loan terms or getting equity from your property. Increasing Pennsylvania refinance rates and mortgage interest rates signal a shift for homeowners. If you're thinking about refinancing, consider how the higher rates balance with gaining from your home's equity. It's about careful thinking and clear calculations when looking at refinancing's value today.
Steven Parangi, Licensed Mortgage Loan Originator (NMLS #76024)
View credentials →PA Mortgage Rates FAQs
Mortgage rates in Pennsylvania can change daily and sometimes multiple times per day. Rates are influenced by financial market activity, including U.S. Treasury yields, inflation data, and Federal Reserve policy. Lenders may adjust rates based on market volatility and borrower demand.
The rates shown reflect current market pricing for conventional, FHA and VA loan programs in Pennsylvania. Actual rates may vary based on factors such as credit score, down payment, loan amount, property type and occupancy. A personalized quote is recommended for exact pricing.
The process typically starts with getting preapproved before looking at properties. Once a property is selected, a formal mortgage application is submitted. The lender will then conduct an appraisal and then close the loan.
Rate locks are typically recommended when you are under contract on a home or preparing to refinance and are comfortable with the current rate. Locking a rate protects you from future market increases during the lock period, which is commonly 30, 45 or 60 days.
PA Mortgage Rates Resources
How Can We Help You Today?
What are your goals? We are committed to helping you achieve them.
Get a Quick Quote
"*" indicates required fields