Rental owners in Pennsylvania who want to tap equity without giving up their first mortgage can ask about a home equity loan or HELOC on investment property. Fewer lenders offer these than offer equity loans on primary homes, and the loan sits second in line, so lenders look closely at combined debt, the lease and your reserves. A licensed loan officer can tell you which lenders in Pennsylvania are open to it and how the terms compare with a refinance.
Call to talk with a licensed loan officer. Programs vary by borrower, property and investor.
Pennsylvania foreclosure process: judicial. Pennsylvania's Rules of Civil Procedure (Rule 1141 et seq.) treat mortgage foreclosure as a court action that follows the rules for civil actions. Short-term loans carry real risk if the exit plan slips, so know how default is handled before you sign.
Where the numbers point in Pennsylvania
Counties with the most investor HELOCs and second liens (2024):
| County | Investor HELOCs and second liens (2024) |
|---|---|
| Philadelphia County | 254 |
| Montgomery County | 148 |
| Allegheny County | 132 |
| Lancaster County | 112 |
| Lehigh County | 78 |
| Bucks County | 72 |
| Lycoming County | 62 |
| Dauphin County | 62 |
| Chester County | 61 |
| Berks County | 56 |
Start your application in a few minutes. A licensed loan officer reviews it and follows up with your options.
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Prefer to talk first? Call (888) 865-8230. Applying is not a loan approval or commitment to lend; programs vary by borrower, property and investor. ClearPoint Mortgage Advisors, NMLS #173855. Properties in FL, NY, NJ, PA, CT and VA only.
HELOCs & Home Equity Loans on Rental Property by city in Pennsylvania
- Aliquippa
- Allentown
- Allison Park
- Altoona
- Ambler
- Ambridge
- Ancient Oaks
- Archbald
- Ardmore
- Arlington Heights
- Ashland
- Audubon
- Baldwin
- Bangor
- Beaver Falls
- Bellefonte
- Bellevue
- Berwick
- Bethel Park
- Bethlehem
- Birdsboro
- Blairsville
- Blakely
- Blandon
- Bloomsburg
- Blue Bell
- Boothwyn
- Bradford
- Breinigsville
- Brentwood
- Brookhaven
- Broomall
- Butler
- California
- Camp Hill
- Canonsburg
- Carbondale
- Carlisle
- Carnegie
- Carnot-Moon
- Castle Shannon
- Catasauqua
- Chambersburg
- Chester
- Clairton
- Clarion
- Clearfield
- Clifton Heights
- Coatesville
- Collegeville
- Collingdale
- Colonial Park
- Columbia
- Connellsville
- Conshohocken
- Coraopolis
- Corry
- Crafton
- Cresson
- Croydon
- Darby
- Dickson City
- Dormont
- Downingtown
- Drexel Hill
- DuBois
- Dunmore
- Duquesne
- Eagleville
- East Stroudsburg
- East York
- Easton
- Economy
- Edinboro
- Elizabethtown
- Ellwood City
- Emmaus
- Enola
- Ephrata
- Erie
- Exeter
- Exton
- Fairless Hills
- Folcroft
- Folsom
- Forest Hills
- Fort Washington
- Fox Chapel
- Franklin
- Franklin Park
- Fullerton
- Gettysburg
- Gilbertsville
- Glenolden
- Glenshaw
- Glenside
- Greensburg
- Greenville
- Grove City
- Hanover
- Harleysville
- Harrisburg
- Hatboro
- Hazleton
- Hellertown
- Hermitage
- Hershey
- Hollidaysburg
- Homeacre-Lyndora
- Honesdale
- Huntingdon
- Indiana
- Jeannette
- Jefferson Hills
- Jersey Shore
- Jim Thorpe
- Johnstown
- Kennett Square
- King of Prussia
- Kingston
- Kittanning
- Kulpsville
- Kutztown
- Lancaster
- Lansdale
- Lansdowne
- Latrobe
- Lebanon
- Lehighton
- Leola
- Levittown
- Lewisburg
- Lewistown
- Linglestown
- Lionville
- Lititz
- Littlestown
- Lock Haven
- Lower Burrell
- Maple Glen
- McKees Rocks
- McKeesport
- Meadville
- Mechanicsburg
- Media
- Middletown
- Middletown
- Millersville
- Milton
- Monaca
- Monessen
- Monroeville
- Montgomery
- Montgomeryville
- Moosic
- Morrisville
- Mount Carmel
- Mount Joy
- Mount Pocono
- Mountain Top
- Muncy
- Munhall
- Murrysville
- Nanticoke
- Nazareth
- New Brighton
- New Castle
- New Cumberland
- New Freedom
- New Holland
- New Kensington
- Norristown
- Northampton
- Northern Cambria
- Northwest Harborcreek
- Norwood
- Oakmont
- Oil City
- Old Forge
- Olyphant
- Oreland
- Orwigsburg
- Oxford
- Palmerton
- Palmyra
- Paoli
- Park Forest Village
- Parkville
- Paxtonia
- Penn Estates
- Penn Wynne
- Perkasie
- Philadelphia
- Philipsburg
- Phoenixville
- Pittsburgh
- Pittston
- Pleasant Hills
- Plum
- Plymouth
- Plymouth Meeting
- Portage
- Pottstown
- Pottsville
- Progress
- Prospect Park
- Punxsutawney
- Quakertown
- Quarryville
- Reading
- Red Lion
- Richboro
- Ridley Park
- Roaring Spring
- Sanatoga
- Sayre
- Schuylkill Haven
- Scranton
- Selinsgrove
- Shamokin
- Shanor-Northvue
- Sharon
- Sharon Hill
- Shenandoah
- Shillington
- Shiloh
- Shippensburg
- Slippery Rock
- Somerset
- Souderton
- South Park Township
- South Williamsport
- St. Marys
- State College
- Steelton
- Stewartstown
- Stroudsburg
- Sunbury
- Swarthmore
- Swissvale
- Swoyersville
- Tamaqua
- Taylor
- Titusville
- Trooper
- Turtle Creek
- Tyrone
- Uniontown
- Village Green-Green Ridge
- Warren
- Washington
- Waynesboro
- Waynesburg
- Weigelstown
- Wescosville
- West Chester
- West Mifflin
- West View
- White Oak
- Wilkes-Barre
- Wilkinsburg
- Williamsport
- Willow Grove
- Willow Street
- Wilson
- Woodlyn
- Wyndmoor
- Wyomissing
- Yeadon
- York
Common questions
What does a lender in Pennsylvania need to see for a rental equity loan?
Usually a credit report, your first mortgage statement, the lease or proof of rent, tax returns showing the property's income, insurance information and an appraisal. Some lenders also ask about other properties you own. Confirm the lender's and loan officer's licenses on NMLS Consumer Access, and note that every loan is subject to credit approval.
Should I choose an equity loan or a cash-out refinance?
An equity loan or line keeps your first mortgage in place and adds a second payment. A cash-out refinance replaces the first mortgage with a larger one. If your first mortgage has terms you want to keep, a second lien may make sense. If you want one payment, a refinance may fit better. Compare both in writing.
What is combined loan-to-value on a rental?
It compares the total of every loan on the property, your first mortgage plus the equity loan or line, with the property's appraised value. Lenders set a ceiling on that combined figure so some equity stays untouched as a cushion. The ceiling varies by lender and is often stricter on rentals than on owner-occupied homes.
Other investor loans in Pennsylvania
DSCR loansDSCR requirementsDSCR down paymentAirbnb / STR loansHard money lendersHard money for a primary homeFix and flip loansInvestor bridge loansPortfolio lendersBlanket mortgagesInvestment property loansInvestor cash-out refiSecond home loansInterest-only investor loansPrivate money lenders
Related guides
- DSCR Loan vs Conventional Investment Property Loan
- How to Compare DSCR Lenders and Loan Offers
- LLC Mortgage Basics: Financing a Rental in an LLC
HELOCs & Home Equity Loans on Rental Property overview · Pennsylvania investor loan overview
- 2024 HMDA data