Buying your first home in Harrisburg can feel exciting and a little overwhelming. You want a clear plan, local insight, and no last‑minute surprises. This step-by-step guide walks you through pre-approval to closing, with Midtown and Uptown tips, practical timelines, and a printable checklist you can use from your first tour to the day you get the keys. Let’s dive in.
Get pre-approved early
Getting pre-approved shows sellers you are serious and helps you set a realistic budget. A lender will review your income, assets, credit, and employment to issue a pre-approval letter. Turnaround can be same day to a few business days, depending on how complete your documents are.
Bring these items to speed things up:
- Last 30 days of pay stubs
- Last 2 years of W‑2s
- Last 2 months of bank statements
- Government-issued ID and employer contact info
Compare at least two or three lender quotes. Look at rate, fees, and how quickly they can close.
Know your loan options
First-time buyers in Harrisburg often use FHA, conventional 3–5 percent down products, or VA if eligible. The Pennsylvania Housing Finance Agency offers mortgage options and down payment or closing cost assistance. Review eligibility, income limits, and current programs directly on the PHFA website.
Plan for:
- Down payment as low as 3 to 3.5 percent for many programs; 20 percent avoids PMI
- Closing costs commonly 2–5% of the purchase price
Ask your lender to estimate total cash to close so you can align savings and timing.
Choose neighborhoods and tour smart
Many first-time buyers focus on Midtown and Uptown for walkability, historic character, and proximity to the riverfront and the Capitol. You will see rowhomes and townhomes, small historic single-family houses, and some condos or converted flats.
When touring, test your commute at rush hour and again after dark. Verify parking options, since on-street parking is common. Ask the seller for recent utility bills so you can estimate monthly expenses.
What to watch for in older urban homes
Homes in the urban core are often early to mid‑20th century. Budget for updates and hire inspectors who know older Harrisburg housing.
Common items to flag:
- Flat or low-slope roofs and flashing details
- Masonry and mortar pointing needs
- Older electrical such as knob-and-tube or certain legacy panels
- Aging boilers or furnaces; some homes still use oil heat
- Basements and water intrusion, especially in low spots
- Lead-based paint in homes built before 1978
If you plan renovations, ask for contractor estimates during your inspection period so you can make informed decisions.
Craft a competitive offer
Work with your agent to tailor your offer to current market conditions.
Key pieces:
- Earnest money: commonly 1–3% of the purchase price. It is usually due to the escrow holder within 48–72 hours after acceptance, based on your contract.
- Contingencies: many buyers include inspection and appraisal contingencies. A typical inspection period is 7–14 days.
- Terms: be ready with your pre-approval letter and a plan if the appraisal comes in low. Some homes are listed as “as‑is,” so confirm what repairs, if any, the seller will consider.
Do thorough inspections and checks
Schedule your standard home inspection right after acceptance. Then decide on specialty tests based on the home’s age and features.
Consider:
- Radon test during your inspection window. Learn more about radon risks and mitigation from the EPA radon guide and the PA DEP radon resources.
- Sewer scope for older lines, especially if you see signs of moisture management like sump pumps
- Chimney inspection if there is a fireplace or old chimney
- Lead-based paint assessment if the home predates 1978 or you plan to renovate
Flood risk varies block by block near the Susquehanna. Check a property’s flood zone using the FEMA Map Service Center. Your lender will order a flood determination and will require flood insurance if the property sits in a mapped floodplain.
Buying a townhome or condo? Review the documents
If your target is a townhome or condo, request documents as soon as you are under contract. Review:
- Bylaws, rules, and recent meeting minutes
- Financials and reserve studies
- Who handles roof, exterior, and insurance
- Parking allocations and snow removal
- Any rental restrictions and recent or pending special assessments
Confirm monthly fees and any planned increases so your budget stays on track.
Appraisal and underwriting timeline
Your lender orders the appraisal after you have a signed agreement. Appraisals typically take 7–14 days to complete but can run longer in busy periods. If the appraised value is below your contract price, you can bring extra cash, renegotiate, or ask your agent to contest with better comparable sales.
Underwriting verifies your income, assets, title, and property details. This stage can take a few days to several weeks. Fast responses to document requests help keep your closing on schedule.
Closing costs, taxes, and possession
Your title company or settlement attorney will provide a Closing Disclosure at least 3 days before closing for most loans. Expect lender fees, title and recording fees, prorated taxes, owner’s title insurance, and any transfer taxes. Pennsylvania charges a state transfer tax, and municipalities may add local taxes or fees. Who pays which costs varies by local custom and negotiation. Confirm current practice for Harrisburg and Dauphin County with your title company and your agent.
At closing, you will sign loan documents and bring your down payment and closing funds by wire or cashier’s check. Always verify wiring instructions by phone using a known number. Keys are usually delivered at or after closing, unless you agree to a different possession date or a short rent-back for the seller.
Utility setup and first-week tasks
After settlement, transfer utilities to your name and set your homeowner’s insurance to start on the closing date. Register for any city services you need and confirm parking permit requirements if you rely on street parking. Complete a final walk-through checklist to make sure agreed repairs were completed.
Printable first-time buyer checklist
Use this one-page checklist from pre-approval to move-in.
Finance and Pre-Approval
- Get pre-approved and submit pay stubs, W‑2s, bank statements, and ID
- Compare 2–3 lender quotes and confirm loan type options (FHA, conventional, PHFA)
- Budget for down payment and closing costs (2–5%) and total cash to close
Home Search and Touring
- Prioritize Midtown, Uptown, or nearby areas based on commute and amenities
- Tour at different times: rush hour and weekend evening
- Ask for utility bills and recent maintenance records
Offer Preparation
- Decide your earnest money amount and how you will deliver funds
- Choose inspection period length (7–14 days is common)
- Send your pre-approval letter and proof of earnest money with the offer
Inspection and Due Diligence
- Schedule the general inspection ASAP after acceptance
- Add specialty tests: radon, sewer scope, chimney, lead, and pest if needed
- Request HOA or condo documents immediately if applicable
Appraisal and Financing
- Lender orders the appraisal; prepare for a potential shortfall plan
- Send any documents underwriting requests right away
Closing Prep
- Review the Closing Disclosure 3 days before settlement
- Wire funds per title instructions and verify details by phone
- Arrange utility transfers and start homeowner’s insurance on the closing date
After Closing
- Pick up keys and confirm final walk-through items are addressed
- Confirm recording with your title company and store your documents
- Change your address and set up municipal services and any parking permits
A first purchase in Harrisburg is a smart move when you follow a clear plan and use local insight. Our team’s experience with Midtown and Uptown townhomes, historic properties, and renovation budgets helps you buy confidently and avoid costly surprises. When you are ready to start touring, we are ready to help.
Ready to take the first step with a local expert by your side? Reach out to Wendell Hoover to map your budget, neighborhoods, and a closing timeline that fits your goals.
FAQs
How much earnest money do first-time buyers in Harrisburg usually offer?
- Typical earnest money is 1–3% of the purchase price. The exact amount depends on market conditions and your comfort level. Your contract will set when the funds are due, often within 48–72 hours after acceptance.
How long does it take to close after my offer is accepted in central PA?
- Many financed purchases close in 30–45 days, and some take up to 60 days. Cash deals can be faster. Fast responses to your lender and complete documentation help keep timelines on track.
Who pays transfer taxes in Harrisburg and Dauphin County?
- Pennsylvania has a state transfer tax, and local taxes or fees may apply. Who pays is based on local custom and negotiation. Confirm current practice with your title company and your agent before you make an offer.
Should I test for radon when buying a home in Harrisburg?
- Yes. Many Pennsylvania areas have elevated radon potential. Include a short-term radon test during your inspection window. Learn more from the EPA radon guide and PA DEP.
Are Midtown and Uptown townhomes a good first-home option?
- They can be a great fit for walkable living and lower exterior maintenance. Review HOA documents when applicable, confirm who maintains the roof and exterior, understand parking rules, and budget for any planned assessments.