Quick answer
Typical home values are about $527,000 in Bucks County and $495,000 in Montgomery County (Zillow, August 2026). A Bucks owner with $250,000 owed could access roughly $198,000 at 85% combined loan-to-value. Pennsylvania's realty transfer tax doesn't apply to a mortgage or HELOC, so setup costs are mainly recording fees ($82.75 base in Bucks, $87.75 in Montgomery). Best-borrower HELOC APRs in Pennsylvania run about 7.35% after the September prime increase.
Bucks & Montgomery County HELOC at a glance
| Bucks County typical value | $527,322 (Zillow, Aug 2026, up 3.4%) |
|---|---|
| Montgomery County typical value | $494,593 (Zillow, Aug 2026, up 2.5%) |
| Transfer tax on a HELOC | None (PA excludes mortgages) |
| Recording (mortgage, base) | Bucks $82.75; Montgomery $87.75 |
| Best-borrower HELOC APR (PA) | About 7.35% (Q3 study average 7.10% + September prime increase) |
| Our program | DTI up to 50%; up to 90% CLTV in certain cases |
Home values from the sources listed at the end of this page. Rates are averages or examples, not offers; your terms depend on credit, property, and the full file.
Bucks and Montgomery County home values
| County | Value | 1-yr change | Measure |
|---|---|---|---|
| Bucks | $527,322 | +3.4% | Zillow typical value, Aug 2026 |
| Bucks | $528,232 | -0.3% | Redfin median sale price, Aug 2026 |
| Montgomery | $494,593 | +2.5% | Zillow typical value, Aug 2026 |
| Montgomery | ~$508,000 | +8.1% | Redfin median sale price, Aug 2026 |
Montgomery County is competitive: 47.1% of homes sold above list price in August 2026 (Redfin), which supports solid valuations for HELOC borrowers.
How much can you borrow?
| Example | At 80% CLTV | At 85% CLTV | At 90% CLTV* |
|---|---|---|---|
| $527,000 Bucks home, $250,000 owed | $171,600 | $197,950 | $224,300 |
| $495,000 Montgomery home, $200,000 owed | $196,000 | $220,750 | $245,500 |
*90% is available on our program in certain cases. Examples are illustrative.
Pennsylvania and county rules that affect your HELOC
- No transfer tax on a HELOC. Pennsylvania's realty transfer tax excludes mortgages and other security instruments (72 P.S. 8101-C), so borrowing against your home doesn't trigger it.
- Recording fees. Bucks County charges a $82.75 base fee to record a mortgage (up to 4 names and 1 parcel); per-page charges vary, so use the county's recording fee calculator. Montgomery County charges $87.75 (up to 4 names, 4 pages, and 1 parcel), plus $4 per extra page.
- Property taxes and your budget. Bucks County hasn't reassessed since 1972, so tax bills depend heavily on your school district's millage (for example, Central Bucks 154.90 and Neshaminy 198.01 mills for 2026/27). Lenders count your actual tax bill in debt-to-income, so have it handy.
- Homestead exclusion. File the school-tax Homestead/Farmstead Exclusion with the county by March 1 if you haven't; it lowers your tax bill and therefore your DTI.
What to compare in any Bucks County HELOC quote
Two HELOCs with the same advertised rate can cost very different amounts. Line up every quote on the same points:
- Line size and CLTV cap. Many banks and credit unions stop at 80% combined loan-to-value; a higher cap can mean a much bigger line on the same home.
- How the rate is built. Ask for the index, the margin, any intro rate and when it ends, the rate cap, and the floor.
- All the fees. Origination, appraisal, title and recording, annual fees, and any early-closure fee if you pay off the line in the first few years.
- Draw and repayment terms. How long you can draw, whether draw payments are interest-only, and whether a balloon payment is due when the draw ends.
- Minimum draw. Some lines require you to take most of the money at closing, so you pay interest on it from day one.
- How your income is counted. Self-employed, 1099, commission, and rental income are where lenders differ most.
- Property type. Rentals and second homes often get lower CLTV caps or aren't eligible at all.
- Fixed-rate option. If you want a set payment, ask whether a fixed-rate home equity loan is available.
Where our program fits: credit scores down to 600 with compensating factors, debt-to-income up to 50%, up to 90% combined loan-to-value in certain cases, and self-employed income on bank statements, a P&L, or 1099s. We offer HELOCs and fixed-rate home equity loans, and as a licensed broker we also shop wholesale programs you can't apply for directly, so one application gets you several quotes.
Qualifying for a HELOC in Bucks and Montgomery County
Most lenders want 15–20% equity left after the line, a credit score of 620–680 or higher, and debt-to-income under 43%. Our program allows debt-to-income up to 50%, up to 90% combined loan-to-value in certain cases, and scores down to 600 with compensating factors. Self-employed borrowers can qualify on bank statements, a P&L, or 1099s, and one year of self-employment can work when cash flow is strong. We also offer fixed-rate home equity loans if you want one lump sum and a payment that never changes. For statewide rules and rates, see our Pennsylvania HELOC guide.
Sources
- Zillow home values: Bucks County
- Zillow home values: Montgomery County
- Redfin: Bucks County housing market
- Redfin: Montgomery County housing market
- 72 P.S. 8101-C (realty transfer tax definitions)
- Bucks County Recorder of Deeds fee schedule 2026
- Montgomery County recording fee schedule
- Bucks County 2026 millage rates
- Suburban Realtors Alliance: Bucks assessments (Sept 2025)
- PA DCED: Homestead exclusion
See what you qualify for in Bucks and Montgomery County
Soft credit pull only. Tell us your home value and what you owe, and we'll show your line size, rate, and a fixed-rate option side by side.
FAQ
How much can I borrow with a HELOC in Bucks County?
Multiply your home's value by the lender's CLTV limit (often 80-85%, up to 90% on our program in certain cases) and subtract what you owe. On a $527,000 Bucks County home with $250,000 owed, that's roughly $172,000 at 80% or $198,000 at 85%.
Do I pay Pennsylvania transfer tax on a HELOC?
No. Pennsylvania's realty transfer tax excludes mortgages and other security instruments, so a HELOC doesn't trigger it. You'll pay county recording fees instead.
What does it cost to record a HELOC in Bucks or Montgomery County?
Bucks County's base fee to record a mortgage is $82.75 and Montgomery County's is $87.75, with extra charges for additional pages, names, or parcels.
What are HELOC rates in Pennsylvania?
Best-borrower HELOC APRs in Pennsylvania averaged 7.10% in July 2026 in HELOCpedia's Q3 state study; after the September 16 prime increase to 7.00%, that's roughly 7.35%. Most borrowers see about 7% to 9.5% depending on credit and loan-to-value.
Can I get a fixed-rate home equity loan in Pennsylvania?
Yes. We offer fixed-rate home equity loans in Pennsylvania alongside HELOCs, with debt-to-income up to 50%.
Talk to a licensed HELOC lender
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Keep reading
Pennsylvania HELOC Guide
Statewide rules, rates, and requirements.
HELOC vs. Home Equity Loan
Variable line or fixed lump sum?
State HELOC Rate Study
All 50 states ranked.