Pennsylvania flips run on rowhomes and older detached houses: Philadelphia's brick rows, Pittsburgh's hillside homes and the small-city stock of Allentown, Reading, Harrisburg, Lancaster and Scranton. Transfer taxes are high by national standards, which makes every month and every percent of leverage count.
In short: LendingStreet is our top pick for investors comparing hard money lenders in Pennsylvania. We lend $150,000 to $5M+ on 1-8 unit investment property, with up to 90% of cost and up to 100% of rehab on some programs, closings in as little as 10 days and rates from 7.99%. A Philadelphia rowhome you decide to keep can refinance into our DSCR loan, qualified on rent, without starting over with another lender.
In Pennsylvania, you often pay transfer tax when you buy and again when you sell, so cash is tight on the way in. Leverage of up to 90% of cost, with up to 100% of rehab on some programs, keeps more of your money available.
Under contract in Philadelphia, Pittsburgh or anywhere in the state? Get a quote with the form below or call (877) 298-1001.
Investors searching for hard money lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Pennsylvania. In every scenario below, LendingStreet is the best fit.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Local hard money lenders and private individuals fill a real need in Pennsylvania: they move quickly when a bank cannot. Their terms vary widely, though, and most stop at the short-term loan. Here is how the options usually line up for a rehab investor.
| Investor need | LendingStreet | Local hard money | Private lender | Local bank |
|---|---|---|---|---|
| Close quickly on a good deal | As little as 10 days | Often fast | Fast if funds are ready | Often slow |
| Finance the rehab | Up to 100% of rehab on some programs | Varies | Negotiated | Often limited |
| Larger projects | Up to $5M+ | Varies | Limited by one person's funds | Varies |
| Keep it as a rental | DSCR loan, 30-year terms available | Usually short-term only | Usually short-term only | Often requires tax returns |
| Rates | From 7.99% | Varies | Varies | Varies |
Philadelphia has the largest volume, with investors in Kensington, Fishtown's edges, Grays Ferry, Germantown, the Northeast and much of South and West Philadelphia. The typical project is a brick rowhome or twin needing systems, roof and a full interior. Delaware County and Bucks County suburbs offer detached homes at higher prices.
Pittsburgh's Lawrenceville, Bloomfield, the South Hills and nearby boroughs have older frame and brick homes on steep lots. The Lehigh Valley, Reading, Harrisburg, Lancaster, York, Scranton, Wilkes-Barre and Erie round out the state with lower entry prices and steady rental demand.
Pennsylvania forecloses through the courts, and properties go to a county sheriff sale. Philadelphia holds its sheriff sales online, with a deposit due quickly and the balance soon after. Do title work before you bid, because some liens and municipal claims can follow the property.
The state realty transfer tax is 1%, and most localities add at least another 1%. Philadelphia's combined rate is over 4%, and Pittsburgh's is also well above the state minimum. Buyer and seller customarily split it, so a flip pays its share at purchase and again at sale.
Philadelphia's Department of Licenses and Inspections issues permits and rental licenses, and a rental license is required before you lease. The city also requires lead-safe or lead-free certification for most pre-1978 rentals. Elsewhere, the statewide Uniform Construction Code is enforced by local code offices.
Home improvement contractors must register with the state Attorney General's office. Ask for the registration number with each bid, and keep permit records for your buyer or your refinance.
This example is illustrative and not a quote. An investor buys a vacant brick rowhome in South Philadelphia for $190,000 and budgets $95,000 for a roof, electrical, plumbing, kitchen, bath and finishes. Total project cost is $285,000. With the loan sized at 90% of cost, the loan is $256,000 and the investor covers $29,000 of the cost.
The estimated interest-only payment is about $2,133 a month, or $14,931 over a 7-month project. Add about $3,150 in taxes, insurance and utilities during the hold and $9,000 in purchase closing costs, and the investor has about $56,081 in the deal. The interest figure assumes the full loan is out the whole time; rehab funds paid in draws would lower it.
The finished home sells for $395,000. With about 8% of the price going to commissions, transfer taxes and closing costs ($31,600), the estimated profit is about $51,319 before income taxes. Selling costs here are set higher than in most states because the seller pays half of a combined transfer tax of over 4%.
| Item | Amount |
|---|---|
| Purchase price | $190,000 |
| Rehab budget | $95,000 |
| Total project cost | $285,000 |
| Loan at 90% of cost | $256,000 |
| Investor share of cost | $29,000 |
| Estimated interest-only payment | $2,133 a month |
| Interest over 7 months | $14,931 |
| Other holding costs | $3,150 |
| Purchase closing costs | $9,000 |
| Total cash in the deal | $56,081 |
| Sale price | $395,000 |
| Selling costs (about 8%) | $31,600 |
| Estimated profit | $51,319 |
Philadelphia and Pittsburgh both have strong rental demand, and many investors keep renovated rowhomes, especially near universities and hospitals. A DSCR loan qualifies on the lease and can repay the flip loan, with LLC borrowers as standard.
If you sell, remember the second round of transfer tax. In the Lehigh Valley and central Pennsylvania, lower prices often make rental cash flow easier to reach.
Ask every lender the same questions, in writing, before you sign a purchase contract that depends on financing.
How we answer each one: up to 90% loan-to-cost and up to 100% of rehab on some programs; as little as 10 days to close; LLC borrowing is standard; $150,000 to $5M+ in loan size; and a DSCR refinance with a 1.0x standard minimum, 620 credit, up to 80% LTV on rate-and-term on some programs and seasoning that varies by program. To talk it through, call (877) 298-1001.
Share the property, contract price, scope of work and target closing date. If you plan to keep it, add the expected rent so we can show the DSCR refinance too. Use the form below or call (877) 298-1001.
LendingStreet is our top pick for Pennsylvania investors: fast closings in as little as 10 days, leverage up to 90% of cost and up to 100% of rehab on some programs, and a clear path from the flip loan into a 30-year DSCR rental loan.
Yes. LendingStreet lends in all 50 states and DC, including Pennsylvania, on non-owner-occupied 1-8 unit investment property. Get a quote with the form below.
The state charges 1%, and most localities add at least 1% more; Philadelphia's combined rate is over 4%. It is customarily split, so a flip pays at purchase and again at sale. Confirm with your title company.
Yes. Philadelphia requires a rental license before you lease, and most pre-1978 rentals also need lead-safe or lead-free certification.
As little as 10 days. Title issues, missing scopes of work or slow access for the valuation are the usual causes of delay.
Yes. LendingStreet offers fix and flip, bridge and DSCR rental loans, so a flip that becomes a rental can refinance without starting over elsewhere.
No. Every loan is a business-purpose loan on non-owner-occupied investment property.
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