There are several ways to finance a rental home in Pennsylvania, and they are not interchangeable. Conventional investment loans lean on your full income, DSCR loans lean on the property's rent, portfolio lenders write their own guidelines and hard money covers short-term needs. Comparing them side by side, with the same property and the same down payment, is the clearest way to see which one fits your own situation and goals in Pennsylvania.
Call to talk with a licensed loan officer. Programs vary by borrower, property and investor.
Pennsylvania landlord-tenant law: The Landlord and Tenant Act of 1951. Pennsylvania's main landlord-tenant statute, covering leases, recovery of rent, security deposit (escrow) rules, and recovery of possession. Leases you show a lender should follow it.
Where the numbers point in Pennsylvania
Counties with the most loans on investment properties (2024):
| County | Loans on investment properties (2024) |
|---|---|
| Philadelphia County | 4,644 |
| Allegheny County | 2,107 |
| Montgomery County | 1,020 |
| Delaware County | 948 |
| York County | 932 |
| Luzerne County | 768 |
| Lancaster County | 738 |
| Lehigh County | 735 |
| Dauphin County | 700 |
| Lackawanna County | 680 |
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Investment Property Loans 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
Can I buy a rental in an LLC?
Many DSCR, portfolio and hard money lenders lend to LLCs, often with a personal guaranty. Conventional agency loans generally expect an individual borrower. Loans made to an LLC for rental property are usually business-purpose loans with different rules and disclosures, so ask which apply. Talk to a tax professional or attorney about whether an LLC suits you.
What counts as an investment property for a loan?
A home you rent out or hold for income rather than live in. Lenders separate it from a primary residence, where you live, and a second home, which you use some of the time and do not rent full time. The category affects pricing, documents and the down payment. Be accurate: misrepresenting occupancy on a loan application is mortgage fraud.
How do I compare offers on a rental in Pennsylvania?
Ask every lender for a Loan Estimate or written term sheet for the same property and the same down payment. Compare the rate type, lender fees, any prepayment penalty, reserve requirements and how rent is counted. Check each lender's and loan officer's license on NMLS Consumer Access. Offers are subject to credit approval.
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 mortgagesHELOC on a rentalInvestor cash-out refiSecond home loansInterest-only investor loansPrivate money lenders
Related guides
- DSCR Loan vs Conventional Investment Property Loan
- What Is a DSCR Loan? Meaning, the Ratio, and How It Works
- How to Compare DSCR Lenders and Loan Offers
Investment Property Loans overview · Pennsylvania investor loan overview
- 2024 HMDA data