Lancaster County's active listings hover around 520 homes—down 38% from pre-pandemic norms—pushing the median sale to $275,000 this spring. Entry-level brick twins east of Duke Street still trade near $190k, while move-in-ready colonials in Manheim Township or Warwick routinely fetch $350k–$400k. New construction is concentrated in West Lampeter where Landmark Homes and Benchmark release lots monthly; expect $260+ per square foot.

• Days on Market: 11 in Lancaster City, 18 county-wide
• List-to-sale ratio: 101.4% (county average)
• Fastest-appreciating micro-markets: Uptown Lancaster (+9.2%), Lititz Borough (+8.7%)

Because sellers field 3–4 offers within a week, NMHL issues fully underwritten approvals—not simple pre-qual letters—so your bid carries the same weight as cash.

Downtown Lancaster (17602): Walkable to Central Market, median condo price $215k; parking deeded separately. FHA-approved condo list includes Schoolhouse Lofts and Orange Street Flats.

Manheim Township (17601): Top-rated K-12, homes built 1970-2010, median $340k. Popular subdivisions: Landis Woods, Landis Ridge, School Lane Hills. USDA ineligible—plan for 3%–5% down conventional or 3.5% FHA.

East Hempfield (17636): Semi-rural, still USDA-eligible west of Prospect Road. Newer builds on ¾-acre lots trade $420k, but 1990s ramblers can be snagged for $310k and renovated via FHA 203(k).

School District of Lancaster: City addresses carry a 1.58% school tax rate vs 1.37% in Hempfield; on a $250k assessment that's an extra $525/year—factor this into your debt-to-income when NMHL runs numbers.

Pennsylvania levies a 1% transfer tax statewide; Lancaster County adds another 1%, split equally between buyer and seller unless otherwise negotiated. On a $275k purchase that's $2,750 typically paid at closing. Property taxes use a millage system:

• Lancaster City: 18.12 mills + 5.58 mills school = 23.7 total
• Manheim Township: 2.85 mills + 18.15 mills school = 21.0 total

A homestead exemption reduces assessed value by $15k for owner-occupants—file with the county assessment office within 90 days of closing and you'll save roughly $300–$400 every year. NMHL's loan estimate explicitly projects monthly escrow using current millage so there are no surprises at the table.

Statewide, the Keystone Advantage Assistance Loan fronts up to $10k at 0% interest for 10 years; it's forgiven if you stay in the home. Combine that with the HOMEstead down-payment grant in Lancaster City—$5k forgiven over five years—and a first-timer could receive $15k toward a $200k purchase. Income caps are 80% of Area Median Income (AMI): currently $72,900 for a two-person household.

NMHL is an approved PHFA (Pennsylvania Housing Finance Agency) partner, so we layer these grants onto:

• PHFA FHA: 3.5% down + 0.25% rate reduction
• PHFA Conventional: 3% down with reduced PMI
• PHFA Renovate: up to $35k for rehab rolled into one loan

We also reserve $1,000 of our own Lancaster First closing-cost grant for any borrower using a PHFA program—stackable with city and state aid.

With 26% of Lancaster County workers self-employed in agriculture, tourism, and crafts, bank-statement loans are a lifeline. NMHL qualifies you on 12 or 24 months of business statements, accepts expense ratios up to 65%, and goes down to 660 FICO at 15% down or 720+ at 10% down—no tax returns required.

Credit dings? Our Fresh-Start FHA allows:

• 580–619 scores with 3.5% down
• One 30-day late in past 12 months OK
• Medical collections ignored

If you've had a short-sale or foreclosure, conventional loans need a 4-year waiting period; our Portfolio 2nd-Chance program shortens that to 2 years with 20% down or 3 years with 10% down and 660 credit. Local underwriters review files on-site, so we can accept letters of explanation that big-box lenders reject.

Lancaster County's western townships—Paradise, Strasburg, Quarryville—remain USDA-eligible until 2030 census maps change. A $0-down USDA loan through NMHL carries 1% upfront guarantee fee (rolled in) and 0.35% annual fee—cheaper than FHA mortgage insurance. Property must be owner-occupied, and household income under $110,650 for a four-person family.

For veterans, the county hosts 12,800+ VA-eligible residents. NMHL's Lancaster team averages 14-day closes on VA purchases, waives the 1% origination fee for service-connected disability 10%+, and offers a 0.25% rate credit toward closing costs. City row homes are fine—just need a termite clearance and the VA's Minimum Property Requirements met (we handle the VA appraisal ordering in-house).