Mortgage Broker in Pennsylvania

I'm licensed to originate mortgages in Pennsylvania (PA) through Lumin Lending Inc., and I shop 100+ lenders on purchase, refinance, and investment loans.

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Last updated: October 2026

Key Facts

Randy Mathis (NMLS# 1516760) is a licensed mortgage broker serving Pennsylvania through Lumin Lending Inc. (NMLS# 2716106). Available programs include Conventional, FHA, VA, Non-QM, DSCR, Bank Statement, HELOC, Reverse Mortgage, and Commercial loans. The 2026 conforming loan limit in Pennsylvania varies by county (up to $1,209,750).

Mortgage Lending in Pennsylvania

Pennsylvania runs from Philadelphia and Pittsburgh to the Lehigh Valley suburbs and the small towns of central Pennsylvania. Prices range widely, and much of the state costs far less than nearby New Jersey and New York. PHFA, the state housing agency, has one of the broadest first-time buyer lineups in the country.

I'm a broker, not a bank, so your Pennsylvania loan goes to whichever of my 100+ lenders fits it best.

Available Loan Programs in Pennsylvania

Conventional

As little as 3% down, for purchase or refinance.

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FHA

Government-backed, 3.5% down, and easier on credit. A common first-time buyer loan.

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VA

Zero down payment and no PMI for eligible veterans, active-duty, and qualifying spouses.

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Non-QM / DSCR

Bank statement, DSCR, asset depletion, and more for self-employed borrowers and investors.

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HELOC / HELoan

Tap your home equity with a line of credit or a fixed-rate home equity loan.

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Reverse Mortgage

Convert home equity into cash with no monthly mortgage payments from age 55 on select programs (62 for the FHA-insured HECM); you still pay property taxes, homeowners insurance, and upkeep.

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Commercial

Loans for commercial, mixed-use, and business real estate.

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Rates and program availability may vary based on the state or region in which the financed property is located. This is not a credit decision, an offer, or a commitment to lend. Program restrictions apply.

HELOC: Timing may vary based on borrower qualifications and loan conditions. Appraisal may be required in certain circumstances. Subject to credit approval. Your home is used as collateral and may be at risk if you do not repay. APR, terms, and repayment structure vary by product.

Helpful Resources

First-Time Homebuyer Guide 2026

Buying your first home, step by step from pre-approval to closing.

Should You Refinance in 2026?

How to tell if a refinance pays off, with the break-even math.

DSCR Loans Explained

How investors qualify on rental income instead of personal tax returns.

5-Day Digital HELOC Guide

How the digital HELOC works: funding in as few as 5 business days after offer acceptance on select digital programs.

Credit Score Myths for Homebuyers

The 5 credit score myths that keep people from buying.

Frequently Asked Questions

Straight answers on loan programs, credit, and applying.

Frequently Asked Questions

What are the conforming loan limits in Pennsylvania?

Pennsylvania follows the standard conforming loan limit of $832,750 for single-family homes in 2026 in every county except Pike County, which is part of the New York metro area and carries a higher high-cost limit. Philadelphia and Pittsburgh are at the standard limit.

Does Pennsylvania have first-time homebuyer programs?

Yes. The Pennsylvania Housing Finance Agency (PHFA) offers the Keystone Home Loan and the Keystone Advantage Assistance Loan for down payment and closing cost help. PHFA programs are well-regarded and available across the state.

Can I get a HELOC in Pennsylvania?

Yes. If you've built equity, a HELOC lets you draw against it as you need it through a revolving line. Pennsylvania has a lot of older homes, so renovations are a common reason people open one here.

Is Randy Mathis licensed to lend in Pennsylvania?

Yes, Randy Mathis (NMLS# 1516760) is licensed in Pennsylvania through Lumin Lending Inc. (NMLS# 2716106), which holds a Pennsylvania Mortgage Lender License. I work with borrowers in Philadelphia, Pittsburgh, the Lehigh Valley, and the rest of the state, with 100+ wholesale lenders to shop.

What should I know about property taxes in Pennsylvania?

Pennsylvania property taxes come from the county, the municipality, and the school district, and they vary a lot from place to place. Two similar homes can carry very different tax bills. Taxes are part of your monthly payment and change what you qualify for, so I check the local number early.

Ready to Get Started in Pennsylvania?

Tell me what you're trying to do in Pennsylvaniaand I'll shop it across 100+ lenders. Apply online or grab a time to talk.

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Randy Mathis NMLS# 1516760 | Lumin Lending Inc. NMLS# 2716106 | NMLS Consumer Access