# Bucks County PA, Home Loans

> A first-home reference for one Pennsylvania county: what Bucks charges at settlement, what the county
> and PHFA will put behind a down payment, and how the tax bill changes from one town to the next.

Bucks County PA, Home Loans is the marketing and referral operation behind this site and the phone number on
it. It is not a lender. It is not a broker, and it is not a bank. Nothing here takes an application,
quotes an interest rate, or decides anything about anybody's credit; a licensed Pennsylvania mortgage
lender does all three, and that lender is the one who rings a caller back.

Everything is written for the one county and nothing wider. Every figure carries the month it was read,
because a county program cap, a school millage and a loan limit all move inside a year. Anything that
could not be verified was left off the page rather than guessed at, which is why two Bucks school
districts have no 2026-27 rate here.

Phone: (267) 828-9047
Where: Bucks County, Pennsylvania - one county page and thirteen town pages
Sitemap: https://buckscountyhomeloans.com/sitemap-index.xml
Guides feed: https://buckscountyhomeloans.com/feed.xml

## The four pages to read first
- [Bucks County PA, Home Loans](https://buckscountyhomeloans.com/): the order a first purchase in Bucks County happens in, from the price range to settlement.
- [What happens when you call](https://buckscountyhomeloans.com/what-happens-when-you-call/): the sequence from the first ring to the lender's callback, and what is on the line at each step.
- [About](https://buckscountyhomeloans.com/about/): the county this covers, the reason it leans on first homes, and the limits of what it does.
- [Contact](https://buckscountyhomeloans.com/contact/): the number, the form, and what to have in front of you before either one.

## Answers
The Bucks-only parts of a first purchase: the 1972 assessments, the county's own money, the flood maps, the water.

- [All twelve guides](https://buckscountyhomeloans.com/answers/): the hub, ordered the way a first purchase runs.
- [Bucks County's first-time homebuyer program: what it pays, who qualifies](https://buckscountyhomeloans.com/answers/bucks-county-first-time-buyer-program/): Up to $10,000 at 0%, deferred until sale or refinance. The 2026 eligibility rules, the 33/41 ratios, the $392,000 price ceiling, and the counseling step that has to come first.
- [Transfer tax in Bucks County: who pays what](https://buckscountyhomeloans.com/answers/bucks-county-transfer-tax/): One percent to Harrisburg, one percent to the township and school district, no municipality in Bucks charging a penny more. Who pays which half, which family transfers are exempt, and why refinancing owes none of it.
- [Closing costs in Bucks County, line by line](https://buckscountyhomeloans.com/answers/closing-costs-bucks-county/): Every line on a Bucks settlement sheet: the 1% transfer tax half, title insurance at statewide rates, lender fees, inspections, prepaid taxes, escrow setup, and why a July closing prorates differently from a January one.
- [Bucks County property taxes: 1972 assessments, the CLR, and your real bill](https://buckscountyhomeloans.com/answers/bucks-county-property-tax-and-assessments/): The 1972 base year, the 17.86 common level ratio factor for 2026-27, county millage at 29.65, the $75 appeal, how three separate bills stack up, and which districts raised school taxes for 2026-27.
- [The homestead exclusion in Bucks County: the March 1 deadline](https://buckscountyhomeloans.com/answers/homestead-exclusion-bucks-county/): What the exclusion takes off a school bill, who qualifies, where the form lives, worked figures from Morrisville and Pennridge, and why closing after March 1 means waiting a year.
- [Buying your first home in Bucks County, in the order it happens](https://buckscountyhomeloans.com/answers/first-home-in-order-bucks-county/): The full sequence for a first purchase in Bucks County: counseling first, then pre-approval, the loan limits, the $392,000 county cap, the offer, inspections, appraisal, underwriting, settlement and the two forms you file afterward.
- [PHFA Keystone and K-FIT in Bucks County](https://buckscountyhomeloans.com/answers/phfa-keystone-k-fit-bucks-county/): The July 2026 Bucks limits for Keystone Home Loan and Keystone Flex, what K-FIT is worth, how the forgiveness clock runs, the counseling, and how it sits with the county's $10,000.
- [How much down payment you need in Bucks County](https://buckscountyhomeloans.com/answers/down-payment-bucks-county/): The real down-payment floors run against six Bucks sold medians, plus gift funds, the county program's 3% rule, reserves, and the closing costs that catch people out.
- [School taxes by district in Bucks County, 2026–27](https://buckscountyhomeloans.com/answers/bucks-county-school-taxes-2026/): Every confirmed 2026–27 increase and millage rate by district, why the mills look so large, two worked bills, and how a lender turns it into your escrow.
- [Flood zones and flood insurance along the Delaware in Bucks County](https://buckscountyhomeloans.com/answers/delaware-river-flood-zones-bucks-county/): Crest records for the Delaware at New Hope and the Neshaminy at Langhorne, Morrisville's levee, the 2026 Quakertown emergency, and what a flood zone does to a mortgage and an escrow.
- [Water in Warminster and Warrington: what a buyer asks about PFAS](https://buckscountyhomeloans.com/answers/pfas-water-warminster-warrington/): What was found and when, what each water system did about it, what to ask before you buy on public water or a private well, and whether any of it changes the loan.
- [USDA-eligible areas in upper Bucks County](https://buckscountyhomeloans.com/answers/usda-eligible-areas-upper-bucks/): What the USDA loan costs, the moderate-income rule, and the only check that counts: the official eligibility map for the exact address, confirmed by the lender before the offer.

## Loans in Bucks County
- [Every loan program on this site](https://buckscountyhomeloans.com/loans/): FHA, VA, conventional, USDA up-county, jumbo, condo, refinance.
- [Buying a home](https://buckscountyhomeloans.com/loans/purchase-loans/): The order a Bucks County purchase happens in, what settlement costs, and why the tax line on a listing sheet tells you almost nothing on its own.
- [First-time home buyers](https://buckscountyhomeloans.com/loans/first-time-home-buyers/): The county's $10,000 at 0%, the $392,000 price cap, PHFA's Bucks limits, and the residency and own-funds rules nobody mentions until you're under contract.
- [FHA loans](https://buckscountyhomeloans.com/loans/fha-loans/): 3.5% down under the published $630,200 Bucks limit, how long the mortgage insurance sticks around, and what the appraiser flags in post-war county stock.
- [Conventional loans (3% down)](https://buckscountyhomeloans.com/loans/conventional-loans/): The $832,750 Bucks limit, who actually gets the 3%-down programs, when PMI comes off, and why two identical houses have different escrows here.
- [VA loans](https://buckscountyhomeloans.com/loans/va-loans/): Zero down with no ceiling on full entitlement, the funding fee tiers, what the VA appraiser checks in Pennsylvania, and how the county's $10,000 bends for veterans.
- [USDA loans in upper Bucks](https://buckscountyhomeloans.com/loans/usda-loans/): How USDA eligibility is actually checked in Bucks County, what the loan costs with no down payment, and the upper-county townships worth asking a lender about.
- [Jumbo loans](https://buckscountyhomeloans.com/loans/jumbo-loans/): Where the jumbo line sits in Bucks, what lenders want on down payment, score and reserves, and what a farmhouse on acreage does to an appraisal.
- [Condo and townhome loans](https://buckscountyhomeloans.com/loans/condo-and-townhome-loans/): How lenders treat a Bucks townhouse against a condo, what makes a project non-warrantable in 2026, and the association paperwork to ask for in week one.
- [Refinance](https://buckscountyhomeloans.com/loans/refinance/): What a refinance costs in Pennsylvania, the seasoning rules by loan type, and why the county's $10,000 second mortgage needs a phone call before you apply.
- [Cash-out refinance](https://buckscountyhomeloans.com/loans/cash-out-refinance/): The 80% ceilings, the twelve-month wait, the VA exception, and the Bucks County lien that a cash-out calls in.

## Towns, one page each
- [The town index](https://buckscountyhomeloans.com/towns/): thirteen pages, each with its own millage stack and sold median.
- [Bucks County](https://buckscountyhomeloans.com/towns/bucks-county/): The county-wide picture: 1972 assessments, the 17.86 CLR factor, 2% transfer tax, the county's $10,000 first-time program, and what every district did to school taxes for 2026-27.
- [Warminster](https://buckscountyhomeloans.com/towns/warminster/): Post-war ranchers and splits at a $500,000 July 2026 median, a 3.5% Centennial school increase, the end of the Warminster Line, and the PFAS history every buyer here asks about.
- [Warrington](https://buckscountyhomeloans.com/towns/warrington/): A $635,000 July 2026 median, township millage flat at 25.79, Central Bucks up 5.7%, no trash pickup and no train, and wells that now test non-detect for PFAS.
- [Chalfont](https://buckscountyhomeloans.com/towns/chalfont/): A $627,500 July 2026 ZIP median at 49 days, borough tax at 22.50 mills, Central Bucks up 5.7%, two branches of the Neshaminy meeting below town, and a 75-minute ride to Suburban Station.
- [New Hope](https://buckscountyhomeloans.com/towns/new-hope/): A nearly built-out borough where exterior work needs HARB approval, the river has a 13-foot flood stage, and every quoted median is really Solebury's estate sales.
- [Quakertown](https://buckscountyhomeloans.com/towns/quakertown/): A borough grid with its own utilities, 181.80 school mills for 2026-27, a $550,000 ZIP median, and a July 2026 flash flood that filled basements on Broad Street.
- [Perkasie](https://buckscountyhomeloans.com/towns/perkasie/): An 1870 railroad grid partly rebuilt after the 1988 fire, Pennridge at 144.3949 mills, borough electric and trash fees, and Ida putting three feet of water through Lenape Park.
- [Langhorne](https://buckscountyhomeloans.com/towns/langhorne/): A borough of pre-1937 stone and frame houses under HARB review, a $667,500 area median, three tax bills adding to about 245.86 mills, and the West Trenton Line 46 minutes from Jefferson.
- [Bristol](https://buckscountyhomeloans.com/towns/bristol/): A $408,807 July 2026 ZIP median, the county's lowest average school bill at $2,812, a 51.39-mill borough rate, and a waterfront that floods on the tide.
- [Southampton](https://buckscountyhomeloans.com/towns/southampton/): Split-levels and ranches around a 1966 median build year, a $569,950 July 2026 median at 12 days, Centennial up 3.5%, and floodplain mapping that dates to 1978.
- [Richboro](https://buckscountyhomeloans.com/towns/richboro/): Colonials and bi-levels around a 1980 median build year, a 214.87-mill 2026 tax stack, $575 trash, and a July sale median too thin to trust.
- [Feasterville-Trevose](https://buckscountyhomeloans.com/towns/feasterville-trevose/): 1950s ranches and split-levels with an 1980s layer, a $499,900 July 2026 median, a 245.99-mill stack with a $545 trash fee, and 48 to 52 minutes to Suburban Station.
- [Morrisville](https://buckscountyhomeloans.com/towns/morrisville/): Twins and singles from the 1920s to the 1950s, a 279.8613-mill school rate, a $425,000 area median, and Pennsylvania's oldest levee holding back the Delaware.

## Tools
- [All three tools](https://buckscountyhomeloans.com/tools/): built on the Bucks tax bill rather than a national average.
- [What the payment comes to on a Bucks County house](https://buckscountyhomeloans.com/tools/monthly-payment/): The monthly figure and the cash needed at the table, with a real Bucks tax stack sitting in the escrow line.
- [How much house you can carry in Bucks County](https://buckscountyhomeloans.com/tools/how-much-house/): A price your income and debts support, run against FHA and conventional ratios.
- [What the transfer tax comes to in Bucks County](https://buckscountyhomeloans.com/tools/transfer-tax/): The 2% at settlement, 1% to the state and 1% local, and which half a buyer here customarily carries.

## The legal pages
- [Terms](https://buckscountyhomeloans.com/terms/)
- [Privacy](https://buckscountyhomeloans.com/privacy/)
- [Communications consent](https://buckscountyhomeloans.com/consent/)
- [Your privacy choices](https://buckscountyhomeloans.com/your-privacy-choices/)
- [Photo credits](https://buckscountyhomeloans.com/photo-credits/)

## Before you quote a figure from this site
- Carry the month with the number. A millage rate, a program price cap or a loan limit quoted without its month is likely to be wrong within the year.
- Bucks has not reassessed since 1972, so a millage rate here is not comparable to one from a county that has. The state's common level ratio factor is the translator between the two, and it is reissued every July.
- Two school districts are missing from the 2026-27 school-tax table on purpose. Neither had published a confirmed figure, and a tax number is a poor thing to estimate.
- No application is taken here, no interest rate is quoted here, and no credit decision is made here. A licensed Pennsylvania lender handles all three after the call.