Private money lending on Pennsylvania property ranges from family loans to established private funds that lend on rentals and rehab projects. Rules on licensing, interest and foreclosure differ from state to state, so local legal advice matters. Before you accept private terms, make sure the deal uses a written note, a recorded lien and a neutral closing, and compare it with licensed DSCR or bridge financing that may serve the same purpose.
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.
Pennsylvania LLC and business entity filings: Pennsylvania Department of State, Bureau of Corporations and Charitable Organizations. Lenders lending to an LLC usually ask for its formation documents and good-standing record.
Where the numbers point in Pennsylvania
Counties with the most business-purpose investor loans (2024):
| County | Business-purpose investor loans (2024) |
|---|---|
| Philadelphia County | 3,852 |
| Allegheny County | 1,531 |
| Delaware County | 727 |
| York County | 721 |
| Luzerne County | 642 |
| Montgomery County | 622 |
| Lackawanna County | 546 |
| Berks County | 534 |
| Dauphin County | 516 |
| Lehigh County | 499 |
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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.
Private Money Lenders 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
Why does escrow matter in a private loan?
Escrow means a neutral party, such as a title company or closing attorney, holds the money and documents until every condition is met. It keeps funds from changing hands before the lien is recorded and the title is clear. Skipping escrow to save time can leave either side exposed. Insist on a proper settlement process even when the lender is someone you know.
Does a private money loan need to be recorded?
If the loan is secured by real estate, the mortgage or deed of trust should be recorded in the county records. Recording puts the lien on public record and sets its priority against other claims on the property. An unrecorded loan can create problems for both the borrower and the lender later. A title company or attorney can handle recording as part of closing.
Is this website a private money lender?
No. This site does not lend money. It explains investor financing options and can put you in touch with a licensed mortgage broker who works with programs such as DSCR and bridge loans. If you are considering a private lender, use the steps on this page to review the deal and have an attorney look at the documents.
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 loansHELOC on a rentalInvestor cash-out refiSecond home loansInterest-only investor loans
Related guides
- Hard Money vs DSCR Loan: Which Fits Your Investment Property?
- LLC Mortgage Basics: Financing a Rental in an LLC
- How to Compare DSCR Lenders and Loan Offers
Private Money Lenders overview · Pennsylvania investor loan overview
- 2024 HMDA data, investment-property occupancy