Home financing in Delaware County.
County-by-county financing guides. No paperwork. No social. No ID.
3 institutions are headquartered inside the Delaware County line, and 3 more keep a branch here. Below, we say which is which.
Not this lane? Business FinancingPersonal Financing
The doors in Delaware County.
The CDFIs, credit unions, and microlenders that actually say yes — county by county, in two languages. We are not a lender. Nobody paid to be listed. And where a county has no good doors, we say so.
- 6
- DOORS HERE
- 3
- BASED HERE
- 58
- PA COUNTIES WITH DOORS
- Lane
- Home Financing
- People
- 577Kresidents of Delaware County
- Elsewhere in PA
- Philadelphia County →38 doors — the biggest list of any other county in Pennsylvania
- State
- Pennsylvania →58 of 67 counties hold a door in this lane
- Forge Credit UnionPersonal · Home
- Franklin Mint Credit UnionPersonal · Home · Business capital
- Upper Darby Belltelco Credit UnionPersonal · Home
Based elsewhere, with a member-facing office inside the Delaware County line. You can walk in.
- American Heritage Credit UnionPersonal · Home · Business capital
- Sun Credit UnionPersonal · Home · Business capital
- Trumark Financial Credit UnionPersonal · Home · Business capital
- Mission Asset FundAccepts ITIN
Zero-interest lending circles and credit building. SSN or ITIN accepted. Works through nonprofit partners across the country.
Personal - Accion Opportunity FundAccepts ITIN
Nonprofit small-business lender. Accepts ITIN in place of SSN. Serves most states, in English and Spanish.
Business capital - Grameen AmericaAccepts ITIN
Microloans for women entrepreneurs. Requires photo ID and proof of address — no SSN requirement. Branches in major metro areas.
Business capital
How to read this list.
We do not ask for your name, your email, or your number. Nothing on this page changes based on who you are.
A door is headquartered here when its head office sits inside the county line. The rest are based elsewhere and keep a branch you can walk into. We list both, and we label which is which.
Every institution on this page comes from public federal data — the CDFI Fund certified list (Aug 2026), NCUA credit union data (Jun 2026), and the SBA microloan intermediary list (Sep 2026) — plus a short national tier we verified by hand. We refresh each list as its agency publishes. No listing is paid.
This guide walks Delaware County, Pennsylvania residents through the home financing process in plain, honest language. It covers who qualifies, what documents you need, and which local lenders, credit unions, and CDFIs actually serve this county — including options for buyers without a Social Security Number. Federal programs like FHA and USDA are useful tools, but local intermediaries are the ones who can sit across the table from you and help you apply. Take your time, compare options, and avoid anyone who creates urgency or asks you to skip steps.
What Is Home Financing?
Home financing is the process of borrowing money to purchase, refinance, or improve a home, then repaying that loan over time — usually 15 to 30 years — with interest. The most common type is a mortgage, where the home itself serves as collateral for the loan.
There are several types of home loans available in Pennsylvania:
- Conventional loans — offered by banks and credit unions, typically requiring good credit and a down payment of 3–20%.
- FHA loans — backed by the federal government, allowing lower credit scores and down payments as low as 3.5%. Useful context: FHA is a federal backstop, but your actual lender is a local bank or credit union approved to offer it.
- USDA loans — for rural or semi-rural areas. Parts of western and southern Delaware County may qualify.
- VA loans — for eligible veterans and active-duty military.
- ITIN loans — for buyers who have an Individual Taxpayer Identification Number (ITIN) instead of a Social Security Number. These are real, legitimate mortgage products offered by specific lenders.
- Home equity loans and HELOCs — for homeowners who already have equity and want to borrow against it for improvements or investment.
Understanding which product fits your situation is step one. A good local lender or CDFI will help you figure that out without charging you anything upfront.
Forget what the banks say.
Delaware County (often called 'Delco') is one of Pennsylvania's most economically diverse counties, stretching from the urban neighborhoods of Chester and Darby to the quieter suburbs of Haverford, Media, and Swarthmore. It borders Philadelphia to the east and has significant populations of immigrant families, working-class homeowners, healthcare workers, trade contractors, and first-generation buyers.
General qualification factors most lenders look at:
- Credit score — Conventional loans typically want 620+. FHA can go as low as 580 (or even 500 with a larger down payment). ITIN lenders and some CDFIs use alternative credit histories.
- Income stability — W-2 employees, self-employed contractors, and gig workers all can qualify, but documentation requirements differ. Delaware County has a large population of solo contractors in construction, landscaping, and home services — these buyers often need a lender experienced with self-employment income.
- Debt-to-income ratio (DTI) — Most lenders prefer your total monthly debt payments to be under 43–50% of your gross monthly income.
- Down payment — Ranges from 0% (VA/USDA) to 3–20% depending on the loan type. Pennsylvania and Delaware County have local down payment assistance programs that can help.
- Immigration status — You do not need to be a U.S. citizen to buy a home in Pennsylvania. Permanent residents, visa holders, and ITIN holders can all qualify depending on the lender.
Delaware County-specific note: The county's median home price hovers in the $280,000–$360,000 range depending on municipality, making it more affordable than neighboring Montgomery County but still competitive. First-time buyers in Chester, Collingdale, or Lansdowne may find more accessible price points than in Radnor or Newtown Township.
Get your papers in order.
Getting your paperwork together before you apply saves time and stress. Requirements vary by loan type and lender, but here is a solid starting list for most home purchase applications in Delaware County:
Identity & Legal Status
- Government-issued photo ID (driver's license, passport, or consular ID)
- Social Security Number — or ITIN if applying through an ITIN-friendly lender
- For non-citizens: visa, green card, or work authorization document
Income Documentation
- W-2 employees: Last 2 years of W-2s and 1 month of recent pay stubs
- Self-employed / solo contractors: Last 2 years of personal and business tax returns (Schedule C filers), year-to-date profit and loss statement, and 2–3 months of business bank statements
- Rental income: Lease agreements and Schedule E from tax returns
Assets
- Last 2–3 months of bank statements (all accounts)
- Documentation of any gift funds (letter from the donor stating it is a gift, not a loan)
- Investment account or retirement account statements if using for down payment
Property
- Signed purchase agreement (once you have one)
- Homeowners insurance quote
Credit
- Your lender will pull your credit report — you do not need to bring this
- If you have alternative credit history (utility bills, rent payments, remittances), ask ITIN-friendly lenders or CDFIs about using those
Tip: Gather everything in a single folder — digital or paper — before your first meeting with a lender. It signals seriousness and speeds up the process considerably.
The doors worth knowing.
This is the most important section.
ALL 6 DOORS, BY NAME AND BY TOWN- 6
- DOORS HERE
- 132
- ACROSS PA
Based in Philadelphia, Pennsylvania. A credit union — owned by its members rather than by shareholders, which is exactly what changes the conversation after a bank has said no.
BEST FORA personal loan, or building a credit file from nothing, and buying, repairing or refinancing a home.Based in Upper Darby, Pennsylvania. A member-owned credit union, which means the people deciding on your file answer to depositors in the same towns you work in.
BEST FORBuying, repairing or refinancing a home, and a personal loan, or building a credit file from nothing.Based in Chadds Ford, Pennsylvania. A credit union: no shareholders to satisfy, and a habit of reading a whole story rather than a single score.
BEST FORWorking capital, equipment and payroll for a small business, and a personal loan, or building a credit file from nothing.Based in Upper Darby, Pennsylvania. A credit union — owned by its members rather than by shareholders, which is exactly what changes the conversation after a bank has said no.
BEST FORBuying, repairing or refinancing a home, and a personal loan, or building a credit file from nothing.
Don't fall into these traps.
Delaware County has strong communities — and like many places, it also has actors who try to take advantage of buyers who are new to the process, unfamiliar with their rights, or in a hurry. Here is what to watch for:
Upfront Fees Before You Have a Loan
Legitimate lenders do not charge large fees before approving your loan. A small credit check fee is standard. Paying hundreds or thousands of dollars upfront to 'reserve' a loan or 'guarantee' approval is a red flag.
Urgency and Pressure
Anyone telling you that you must sign today, that the rate disappears tomorrow, or that asking questions will cost you the deal is not acting in your interest. Good lenders give you time to read and understand what you're signing.
Loan Flipping
This happens when a lender encourages you to refinance repeatedly — each time charging new fees — without a clear benefit to you. Watch out for this especially with HELOCs and cash-out refinances.
Steering Toward High-Cost Loans
If a lender tells you that you 'have to' take a loan with a very high interest rate or unusual fees without explaining why you don't qualify for something better, get a second opinion. CDFIs and credit unions are often willing to review your file.
Deed Transfer Scams
Be cautious of anyone who asks you to sign over your deed as part of a 'rescue' or 'investment' arrangement. In Pennsylvania, this is often illegal and almost always harmful.
Unlicensed Mortgage Brokers
Verify that any mortgage broker or loan officer you work with is licensed in Pennsylvania. You can check at nmlsconsumeraccess.org — it's free and takes 30 seconds.
Inflated Appraisals
In competitive markets, some sellers or agents push for inflated appraisals. If your appraisal comes in much higher than comparable homes in the area, ask questions. Overpaying based on a bad appraisal means you start underwater.
'No-Doc' Loans Targeting Immigrants
Some lenders market 'no-documentation' or 'stated income' loans specifically to ITIN holders at extremely high rates. ITIN loans from reputable lenders do exist — but they require documentation and are priced competitively. If a loan seems designed to exploit your situation rather than help it, walk away.
Everything below is set by Pennsylvania, and it reads the same in every county in it. The 6 marks above are this county's own doors — who opens one is decided by them, not by the state.
The rules where you are.
Pennsylvania has several rules and programs that directly affect home buyers in Delaware County. Knowing these can save you money and protect your rights.
Transfer Taxes
Pennsylvania charges a real estate transfer tax of 1% of the sale price at closing. Delaware County municipalities often add their own local transfer tax — commonly 1%, for a total of 2%. In some municipalities (like the City of Chester), the local rate may differ. Ask your real estate attorney about the exact rate in your target municipality before you finalize an offer.
Right of Rescission
For refinances (not purchases) on your primary residence, federal law gives you 3 business days to cancel the transaction after signing. This is a protection — use it if you feel pressured or uncertain.
Pennsylvania Homeowner Assistance Fund (PAHAF)
If you are already a homeowner and have fallen behind on mortgage payments, PAHAF offers assistance for eligible Pennsylvania homeowners. While funded by federal resources, it is administered by PHFA locally. pahaf.org
Property Tax in Delaware County
Delaware County property taxes are administered by the county assessment office. Homeowners who are older adults, veterans, or have disabilities may qualify for tax relief through Pennsylvania's Property Tax/Rent Rebate program. This can meaningfully affect long-term affordability.
Deed Fraud and Title Protection
Pennsylvania has seen cases of deed fraud, especially in older urban neighborhoods like Chester and Yeadon. When you purchase a home, always use a licensed title company and purchase owner's title insurance. This is your protection against claims on the property's ownership history.
HUD-Approved Housing Counseling
Pennsylvania encourages — and some programs require — pre-purchase housing counseling. HUD-approved counseling is free or low-cost and is available in English and Spanish. Find a counselor at hud.gov/counselors or call 1-800-569-4287.
The short version.
- 01
Buying a home in Delaware County, Pennsylvania is very possible — even if you are self-employed, new to the country, or buying for the first time. Here is the short version of what this guide covers:
- 02
Start locally. Sun East Federal Credit Union, PHFA-approved lenders, and CDFIs like The Reinvestment Fund understand this county and will work with a wider range of borrowers than a national bank's website might suggest.
- 03
Know your documents. Two years of tax returns, recent bank statements, and proof of income go a long way. Self-employed buyers and ITIN holders have options — they just need lenders experienced with their situations.
- 04
Use free resources first. HUD-approved housing counselors are free or nearly free and can help you understand your options before you apply anywhere. PHFA's website lets you check income limits, purchase price limits, and down payment assistance programs for Delaware County.
Same county, another question.
Business FinancingLoans, lines of credit, and capital for small businesses and contractorsSEE IT IN DELAWARE COUNTY →
Personal FinancingPersonal loans, credit building, and ITIN-friendly financing optionsSEE IT IN DELAWARE COUNTY →58PA COUNTIES WITH DOORSThe whole stateEvery county in Pennsylvania, in this same lane.132 institutions fund homes and repairs inside Pennsylvania county lines.OPEN THE STATE →Still don't see your situation?
Ask Iris. She'll explain it the way it should have been explained the first time.