Mortgage Approval and Denial Rates in Pennsylvania (2025 HMDA)

Mortgage denial rates in Pennsylvania: lenders acted on 444,182 mortgage applications in Pennsylvania in 2025 and denied 18.1% of them, down from 20.1% in 2024. The national denial rate was 17.7%.

Applications acted on

444,182

Loans originated

271,254

Denial rate

18.1%

Median loan

$155,000

Pennsylvania against the national picture

Pennsylvania denial rate18.1%
National denial rate17.7%
Pennsylvania, 202420.1%

Most-reported denial reason in Pennsylvania: Debt-to-income ratio.

Counties ranked by denial rate

CountyApplicationsDenial rateMedian loan
McKean County67422.7%$95,000
Indiana County2,31922.4%$95,000
Philadelphia County47,44922.3%$165,000
Cambria County3,58822.3%$75,000
Jefferson County1,13022.2%$95,000
Juniata County56422.2%$115,000
Schuylkill County4,62721.7%$115,000
Lawrence County3,21521.6%$105,000
Elk County79321.2%$95,000
Monroe County8,54520.9%$205,000
Huntingdon County1,18620.8%$105,000
Greene County75120.8%$105,000
Potter County49220.7%$105,000
Blair County3,49220.6%$105,000
Perry County1,72520.3%$125,000
Northumberland County2,29820.2%$105,000
Bedford County1,61320.2%$95,000
Fayette County3,89620.1%$95,000
Armstrong County1,71520.1%$105,000
Berks County15,42719.8%$155,000
Susquehanna County1,21019.8%$135,000
Warren County1,00819.8%$95,000
Somerset County2,28119.6%$95,000
Clinton County1,25919.5%$115,000
Mercer County3,26219.3%$105,000
Snyder County80319.3%$125,000
Clarion County75819.3%$105,000
Dauphin County10,76119.0%$155,000
Wyoming County76819.0%$145,000
Bradford County1,54518.8%$135,000
Tioga County1,19818.8%$115,000
Crawford County2,19018.7%$115,000
Westmoreland County12,79218.4%$125,000
Lehigh County12,86218.3%$195,000
Erie County7,68018.2%$115,000
Beaver County6,25018.2%$125,000
Clearfield County2,28918.2%$95,000
Delaware County20,54918.1%$195,000
York County19,79818.0%$165,000
Lancaster County18,24417.9%$175,000
Luzerne County10,94817.9%$145,000
Northampton County11,42817.8%$195,000
Adams County4,23617.5%$185,000
Mifflin County1,26117.5%$105,000
Carbon County3,16117.4%$165,000
Venango County1,15617.4%$105,000
Columbia County1,84617.3%$135,000
Wayne County2,32417.1%$165,000
Sullivan County21617.1%$125,000
Pike County3,60617.0%$195,000
Fulton County44117.0%$125,000
Forest County13517.0%$85,000
Allegheny County43,03916.9%$155,000
Bucks County23,44216.9%$235,000
Washington County7,64216.7%$135,000
Lebanon County4,87716.7%$165,000
Franklin County6,09316.6%$175,000
Cumberland County10,04216.5%$185,000
Lycoming County3,59516.5%$125,000
Lackawanna County7,36516.3%$155,000
Montgomery County30,83315.8%$245,000
Chester County20,81314.6%$265,000
Centre County3,78613.7%$185,000
Butler County7,24113.2%$185,000
Union County99512.7%$155,000
Montour County5679.9%$165,000

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Reading these numbers

The denial rate counts applications the lender acted on, so withdrawn files do not inflate it. A high rate does not automatically mean strict lenders: counties with many first-time or lower-income applicants tend to show higher denial rates because of debt-to-income and credit-history thresholds, which are the two reasons lenders report most often. Median loan amount and median applicant income are computed from the same application records, so they describe who is applying — not who ends up buying.

Source: Consumer Financial Protection Bureau, HMDA Data Browser (2025 loan application register). Latest observation 2026-08-23.