PA Market
Bridge, Flip & Construction
Loans in Pennsylvania
Bridge, fix & flip, construction, renovation and DSCR loans for investors buying in Pennsylvania, from the US or abroad, on the same terms. $1M to $5M. Foreign nationals welcome.
Passy Capital finances real estate investors who buy, renovate and build residential investment property across Pennsylvania, from Philadelphia and its suburbs to Pittsburgh, the Lehigh Valley and the South Central counties: bridge loans, fix & flip loans and ground-up construction loans from $1M to $5M, with renovation and DSCR financing for the hold.
In ATTOM's Q1 and Q2 2026 home flipping reports, Pittsburgh had the widest typical gross flipping margin of any US metro with more than 1 million people (85.9% and 81.5%), and Philadelphia was in the top five both quarters. York was among the five US metros with the highest flipping rate in Q1 2026, at 12.2% of sales. ATTOM's gross margins are measured before renovation and carrying costs, which is why we underwrite every flip on the full budget.
We lend to local operators and to investors buying from abroad on the same terms. A non-US investor borrows through a US LLC with no US credit history required. Term sheets go out in 24-48 hours and a clean file closes in about two weeks. Leverage runs up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, and up to 80% of value on bridge and DSCR loans. Business-purpose lending only, on non-owner-occupied property. Larger commercial deals are placed through our capital-partner network.
Pennsylvania Market Highlights
Flip Margins
Pittsburgh posted the widest typical gross flipping margin among large US metros in ATTOM's Q1 and Q2 2026 reports; Philadelphia was top five.
Flip Volume in York
York was among the five US metros with the highest flipping rate in ATTOM's Q1 2026 report (12.2% of sales).
Judicial Foreclosure
Foreclosures go through the court of common pleas and end in a sheriff's sale after judgment.
Transfer Tax
1% state plus local: 4.578% combined in Philadelphia, 5% in the City of Pittsburgh.
Regulated Title Rates
Rating bureau members charge title premiums from one manual approved by the Pennsylvania Insurance Department.
Same Terms From Abroad
Non-US investors borrow through a US LLC with no US credit history and no foreign-national premium.
Cities We Serve
Philadelphia
Pittsburgh
Allentown
Bethlehem
Reading
Lancaster
York
Harrisburg
King of Prussia
West Chester
Mt. Lebanon
Cranberry Township
Property Types We Finance
Single-Family
2-4 Units
Condos & Townhomes
Small Multifamily (5-9)
Spec Homes
Build-to-Rent
SFR Portfolios
Renovation Projects
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Other US Markets
We finance investment property for US and foreign investors in other markets too.
FL
Florida →
No-tax growth market, Miami, Orlando, Tampa
TX
Texas →
Population boom, Dallas, Houston, Austin
CA
California →
Spec builds and flips, Los Angeles, Bay Area, San Diego
NY
New York →
1-4 unit and small multifamily, NYC, Brooklyn, Long Island
AZ
Arizona →
Flips and build-to-rent, Phoenix, Scottsdale, Tucson
GA
Georgia →
Flips and spec builds, Atlanta metro
TN
Tennessee →
Build-to-rent and rentals, Nashville, Memphis
NC
North Carolina →
Spec builds and flips, Charlotte, Raleigh
CO
Colorado →
Flips, infill and rentals, Denver metro
IL
Illinois →
Two-flats, flips and rentals, Chicago
OH
Ohio →
Flips and buy-and-hold, Columbus
WA
Washington →
Infill and middle housing, Seattle
VA
Virginia →
Flips and rentals, Richmond
SC
South Carolina →
Flips and coastal rentals, Charleston
MT
Montana →
Higher-price builds and rentals, Bozeman
NJ
New Jersey →
Flips and small multifamily, Jersey City, Newark
MO
Missouri →
Flips and rentals, St. Louis, Kansas City
Have a deal in Pennsylvania?
Submit your deal in 2 minutes. We'll review it and get back to you within 24 hours with financing options.
Submit a DealWhat is specific about lending in Pennsylvania
- Judicial foreclosure. Foreclosure in Pennsylvania goes through the court of common pleas, and the property is sold at a sheriff's sale after judgment. Timelines run longer than in non-judicial states, so the strength of the exit plan and the borrower's equity in the deal carry weight in underwriting.
- Realty transfer tax, state and local. Pennsylvania levies a 1% realty transfer tax, and most municipalities and school districts add their own. The combined rate is 4.578% in Philadelphia (city portion raised to 3.578% on July 1, 2025) and 5% in the City of Pittsburgh. The tax is commonly split between buyer and seller by contract, so on a flip it is paid twice: once on the purchase, once on the sale.
- Title premiums from one rate manual. Title insurers that belong to the Title Insurance Rating Bureau of Pennsylvania charge premiums from a single rate manual approved by the Pennsylvania Insurance Department, so the premium on a given policy amount does not depend on which member insurer issues it.
- Philadelphia's declining tax abatement. New residential construction in Philadelphia can still receive a 10-year abatement on the value of the improvements, but for applications after 2021 it declines by 10 points a year, from 100% in year one to 10% in year ten. On a build-to-rent or hold, we underwrite the tax bill year by year, not the first-year number.
- Rental licensing in Philadelphia. Every rental unit in Philadelphia needs its own rental license, and properties built before March 1978 must be certified lead-safe or lead-free when a lease is signed or renewed. Those steps belong in the timeline for a DSCR refinance.
Buying in Pennsylvania from outside the US:
Frequently asked questions
What do you finance in Pennsylvania?
Bridge loans, fix & flip loans and ground-up construction loans for spec homes, infill projects and build-to-rent, plus renovation loans and DSCR loans as the hold or exit. Property types are single-family, 2-4 units, condos and townhomes, small multifamily up to 9 units, build-to-rent and SFR portfolios. Loans run from $1M to $5M, business-purpose only.
How much leverage is available on a Pennsylvania flip or build?
Up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, up to 80% of value on a bridge loan and up to 80% of value on a DSCR loan. The fee is 1-2% of the loan, paid at closing, with no upfront fees.
Can a foreign national finance Pennsylvania investment property?
Yes. The loan is made to your US LLC and underwritten on the property and the business plan, not on a US credit history, so a non-resident borrows on the same terms as a US investor. No Social Security number is required.
Is Pennsylvania a judicial or non-judicial foreclosure state?
Judicial. A Pennsylvania foreclosure is filed in the county court of common pleas and ends in a sheriff's sale after judgment.
How much is the transfer tax on a Philadelphia or Pittsburgh flip?
The combined realty transfer tax is 4.578% in Philadelphia and 5% in the City of Pittsburgh, including the 1% state portion. It is commonly split between buyer and seller, and a flip pays it on both the purchase and the sale, so it goes into the budget from the start.
Pennsylvania City Guides
Bridge, fix & flip and construction financing in Pennsylvania's two largest metros.