Median Total Costs
$6,500
−2.7% vs national ($6,680)
↓ $53 vs prior year
Median Rate
6.500%
+0.1% vs national (6.490%)
Median Origination
$1,770
Purchase Originations
94,434
Denial Rate
6.8%
vs national avg (9.0%)
Pennsylvania uses mortgages (not deeds of trust) as the primary security instrument, and foreclosure is a judicial process requiring court involvement — typically adding several months to the timeline compared to non-judicial states. Pennsylvania is an attorney state for real estate closings, meaning a licensed attorney must be involved in the closing process, which adds to professional fees but provides legal oversight. The state imposes a Realty Transfer Tax of 2% of the sale price, split equally between buyer and seller by default (1% each), though local municipalities may levy an additional transfer tax on top of the state portion — Philadelphia, for example, has a substantially higher combined rate. Pennsylvania's title insurance rates are prior-approval regulated, meaning insurers must file rates with the state Insurance Department and receive approval before using them. Prepayment penalties on residential mortgages are restricted under state law. The Pennsylvania Department of Banking and Securities oversees mortgage lender licensing and consumer complaints related to residential loans.
Conventional loans dominate Pennsylvania's purchase market, accounting for 76.5% of 2024 originations (70,850 loans) at a median rate of 6.625%. FHA loans represent the second-largest share at 16.2% (15,036 loans), reflecting demand in the state's many mid-sized and post-industrial markets where buyers may have smaller down payments or lower credit scores. VA loans account for 6.1% of volume (5,651 loans), consistent with Pennsylvania's significant military and veteran population tied to installations and VA medical centers across the state. USDA loans make up a modest 1.1% (1,054 loans), serving buyers in Pennsylvania's rural central and northern counties.
CrossCountry Mortgage, LLC
The top lender by purchase origination volume in Pennsylvania per 2024 HMDA data, with 5,838 originations. Its median total closing costs of $8,157 ran notably above the state median of $6,553.
Movement Mortgage, LLC
Ranked fourth by volume in Pennsylvania with 3,001 originations, Movement has a regional retail branch presence across the mid-Atlantic and Southeast. Its median total costs of $6,893 sat close to the state median.
Rocket Mortgage, LLC
The second-highest volume lender in Pennsylvania with 5,590 originations, Rocket operates as a direct-to-consumer online lender. Its median total costs of $6,683 tracked near the Pennsylvania state median of $6,553.
| Loan type | Volume | Median Rate | Median Total Costs |
|---|---|---|---|
| conventional | 71,337 | 6.550% | $5,880 |
| fha | 15,991 | 6.499% | $10,130 |
| va | 6,184 | 6.250% | $6,739 |
| usda | 922 | 6.375% | $6,736 |
Ranked by median total loan costs among lenders with 50+ purchase originations in Pennsylvania.
| Rank | Lender | Median Total Costs ↑ | Median Rate ↕ | Median Origination ↕ | Volume ↕ | vs. Median |
|---|---|---|---|---|---|---|
| 1 | $35 | 7.375% | $0 | 168 | −$6,465 | |
| 2 | $1,963 | 6.312% | $12 | 66 | −$4,537 | |
| 3 | $2,314 | 6.500% | $0 | 121 | −$4,186 | |
| 4 | $3,018 | 6.490% | $366 | 112 | −$3,482 | |
| 5 | $3,398 | 6.375% | $678 | 901 | −$3,102 | |
| 6 | $3,454 | 5.850% | $700 | 53 | −$3,046 | |
| 7 | $3,474 | 6.000% | $707 | 180 | −$3,026 | |
| 8 | $3,540 | 6.500% | $650 | 131 | −$2,960 | |
| 9 | $3,604 | 6.375% | $650 | 119 | −$2,896 | |
| 10 | $3,646 | 6.625% | $550 | 402 | −$2,854 | |
| 11 | $3,728 | 6.375% | $650 | 81 | −$2,772 | |
| 12 | $3,772 | 6.750% | $0 | 94 | −$2,728 | |
| 13 | $3,785 | 6.000% | $500 | 156 | −$2,715 | |
| 14 | $3,897 | 6.375% | $1,157 | 53 | −$2,603 | |
| 15 | $3,968 | 6.250% | $810 | 366 | −$2,532 | |
| 16 | $3,972 | 6.625% | $575 | 272 | −$2,528 | |
| 17 | $4,105 | 6.125% | $1,003 | 251 | −$2,395 | |
| 18 | $4,188 | 6.625% | $1,150 | 398 | −$2,312 | |
| 19 | $4,208 | 6.240% | $589 | 267 | −$2,292 | |
| 20 | $4,218 | 5.950% | $419 | 165 | −$2,282 | |
| 21 | $4,232 | 6.250% | $0 | 847 | −$2,268 | |
| 22 | $4,314 | 6.375% | $795 | 201 | −$2,186 | |
| 23 | $4,351 | 6.250% | $1,095 | 83 | −$2,149 | |
| 24 | $4,382 | 6.625% | $800 | 62 | −$2,118 | |
| 25 | $4,389 | 6.375% | $1,395 | 359 | −$2,111 |
Includes lenders with 50+ purchase originations in Pennsylvania. Source: HMDA 2025. Sorted by median total loan costs.
Total closing costs in Pennsylvania typically reflect the state's attorney-closing requirement and a mandatory realty transfer tax, both of which are consistent line items regardless of lender. The transfer tax (state plus local portions) and title insurance premiums together tend to represent the largest fixed cost components. Lender origination fees are the most variable item and worth shopping aggressively — the spread between top lenders in the 2024 HMDA data exceeds $2,000 at the median. Title insurance, while file-and-use regulated, can still vary by provider and is legally shoppable in Pennsylvania. Attorney fees and settlement/escrow fees round out the typical cost structure. Buyers should request itemized Loan Estimates from multiple lenders and pay close attention to Section A (origination charges) and Section C (services the borrower can shop for).
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Grades A–F from verified closing disclosure and loan estimate uploads — not industry medians.
Allegheny County
9,527 originations
Philadelphia County
9,257 originations
Montgomery County
6,791 originations
Chester County
4,732 originations
Bucks County
4,697 originations
York County
4,563 originations
Delaware County
4,239 originations
Lancaster County
3,878 originations
Berks County
3,166 originations
Westmoreland County
2,900 originations
Lehigh County
2,768 originations
Northampton County
2,510 originations
Cumberland County
2,438 originations
Dauphin County
2,300 originations
Luzerne County
2,263 originations
Butler County
1,933 originations
Erie County
1,840 originations
Washington County
1,686 originations
Franklin County
1,472 originations
Beaver County
1,467 originations
Monroe County
1,391 originations
Lackawanna County
1,363 originations
Lebanon County
1,122 originations
Schuylkill County
1,006 originations
Adams County
984 originations
Centre County
899 originations
Cambria County
737 originations
Lycoming County
711 originations
Fayette County
710 originations
Pike County
705 originations
Mercer County
689 originations
Blair County
679 originations
Lawrence County
633 originations
Carbon County
579 originations
Clearfield County
518 originations
Crawford County
450 originations
Northumberland County
426 originations
Indiana County
421 originations
Columbia County
419 originations
Bradford County
398 originations
Somerset County
396 originations
Wayne County
351 originations
Armstrong County
345 originations
Perry County
316 originations
Bedford County
252 originations
Venango County
251 originations
Mifflin County
244 originations
Warren County
243 originations
Susquehanna County
238 originations
Clinton County
234 originations
Jefferson County
234 originations
Huntingdon County
226 originations
Tioga County
225 originations
Elk County
188 originations
Greene County
188 originations
Union County
170 originations
McKean County
160 originations
Snyder County
146 originations
Montour County
146 originations
Clarion County
145 originations
Wyoming County
144 originations
See Pennsylvania closing cost details, fee benchmarks, and county comparisons → Pennsylvania Closing Costs Guide
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HMDA data shows industry-wide medians. Your actual quote may differ. Upload your Closing Disclosure or Loan Estimate to see exactly where your fees stand — and get a ready-to-send negotiation email.
Data source: HMDA Modified Loan Application Register 2025, published by the Consumer Financial Protection Bureau (CFPB).
Statistics reflect originated first-lien purchase mortgages on owner-occupied principal residences. Medians exclude loans with exempt or unreported fee disclosures. Learn more at ffiec.cfpb.gov.