Home financing in Westmoreland County.

Westmoreland County's economy is rooted in healthcare (Excela Health is a major employer), manufacturing, construction, small retail, and a growing number of self-employed tradespeople. This matters for financing because most lenders want to see steady, documentable income — and self-employed contractors or small landlords often have income that looks irregular on paper even when it is actually stable.

**If you are a solo contractor or self-employed:** Lenders will typically average your last two years of net income from federal tax returns (Schedule C or Schedule E for rental income).

If you write off a lot of expenses, your stated income may look low.

Some local lenders offer **bank statement loans** that use 12–24 months of deposits instead of tax returns.

**If you have no Social Security Number:** You may still qualify using an ITIN. Some local credit unions and community lenders in the region have ITIN mortgage programs. You will need at least two years of ITIN tax-filing history and a demonstrable ability to repay.

**If you are a small real estate investor:** Lenders look at the property's rent potential alongside your personal income. Having even one or two years of landlord experience helps. Local CDFIs sometimes have more flexibility here than big banks.

**USDA eligibility in Westmoreland County:** Towns like Ligonier, Derry, Latrobe (some areas), and rural townships may qualify for USDA Rural Development loans. Use the USDA eligibility map to check your specific address before ruling this option out.

Gathering your paperwork ahead of time saves weeks. Here is what most lenders in Westmoreland County will ask for:

**For all applicants:**

• Government-issued photo ID (passport, driver's license, or consular ID / matrícula consular)

• ITIN letter or Social Security card

• Two most recent months of bank statements (all accounts)

• Two most recent pay stubs (if employed by someone else)

• Two years of federal tax returns (personal and business if self-employed)

• Proof of current address (utility bill, lease, etc.)

**If self-employed or a contractor:**

• Two years of signed personal AND business federal tax returns

• Year-to-date Profit & Loss statement (your accountant or bookkeeper can prepare this)

• Business license or contractor registration (if applicable in Pennsylvania)

• 12–24 months of business bank statements (for bank statement loan programs)

**If purchasing an investment property:**

• Lease agreements for any properties you already own

• Schedule E from your tax returns showing rental income

• Proof of property insurance on existing rentals

**For ITIN applicants:**

• ITIN assignment letter from the IRS

• Two years of ITIN-filed tax returns

• 12 months of on-time rent payment history (bank statements or landlord letters work)

Tip: Start a folder — physical or digital — and collect these documents now, even before you find a property. Pre-organization is one of the fastest ways to speed up your approval.