How do you buy a home in Philadelphia?

Finding the right home is as much about lifestyle and location as what’s inside the four walls. When we work with buyers, we build a customized plan: we start with a lot of up-front questions to understand your criteria, apply our local knowledge to your needs, and schedule market education tours so you can see different neighborhoods and their amenities before you commit.

A mortgage pre-approval tells you what you can comfortably afford and shows sellers you are ready to act. Talk to a lender before you start touring seriously; we are happy to introduce you to lenders our clients have had good experiences with. If you are buying for the first time, ask about first-time buyer programs, which can help with the down payment or closing costs.

Make a short list of must-haves and nice-to-haves: neighborhood, commute, bedrooms, outdoor space, parking, and whether you want a move-in-ready home or are open to a project. We will set up a search so new listings reach you as soon as they hit the market. Browse our neighborhood guides to compare areas.

When you find the right home, we pull the recent sales nearby, look at how long it has been on the market, and talk through strategy before we write. In competitive situations, price is only part of the offer; financing, deposit, inspection terms and settlement timing can make the difference. We will help you put together an offer that is strong without overpaying.

Once your offer is accepted, the inspection period is your chance to learn everything about the home. We help you schedule a home inspection and any specialized inspections the property calls for, review the seller’s disclosure, and negotiate repairs or credits where it makes sense.

In Pennsylvania, a title company typically handles settlement. Plan for closing costs on top of your down payment, including lender fees, title insurance and your share of the realty transfer tax. In Philadelphia the combined city and state transfer tax is 4.278% of the sale price, and it is customarily split between buyer and seller. Your lender will give you a detailed estimate early in the process.

Our job does not end at settlement. We want to be the number you call for a roofer recommendation, a contractor for your basement, or advice when you are thinking about your next move.