Author Archives: Craig G. Hartranft
What to Do When Your Home Appraisal Comes in Low in Lancaster, PA
Your agent just called. The appraisal came in low. Maybe $10,000 below the contract price. Maybe $25,000. In Lancaster County’s competitive market — where homes routinely sell at 102% or more of list price — this happens more than buyers expect. You offered above asking to win the house. Now the appraiser says the math... Read More
Selling an Inherited Home in Lancaster, PA: What Heirs Need to Know About Probate and Inheritance Tax
Inheriting a home in Lancaster County puts a lot of decisions in front of you at once — and usually during one of the hardest times of your life. Should you sell? Keep it? Rent it out? And before any of that, can you actually do anything with the property yet? The short answer: probably... Read More
How to Appeal Your Lancaster County Property Assessment Before August 3
Lancaster County’s first countywide reassessment since 2018 is now real, and if you got your notice in the mail, your reaction was probably something like: That can’t be right. In Lancaster City and Columbia, average property values jumped 167% and 141%, respectively, from their last assessed values. Even in quieter suburban areas — Manheim Township, Lititz,... Read More
How to Make a Competitive Offer in Lancaster, PA (And Actually Win)
You found the perfect home. You made what you thought was a solid offer. And then you lost it — again. If you’ve been shopping for a home in Lancaster County in 2026, that scenario probably sounds familiar. Lancaster was recently ranked the #4 hottest housing market in the United States, with a Compete Score of... Read More
Radon Testing When Buying or Selling a Home in Lancaster County, PA
Does a House Need a Radon Test Before Selling in Lancaster County? Pennsylvania does not legally require radon testing as a condition of selling a home, but Lancaster County’s EPA Zone 1 designation and 64% elevated-test rate make it a near-universal practice. Buyers almost always request a radon test during their inspection contingency window, and... Read More
Down Payment Assistance in Lancaster, PA: How to Stack PHFA K-FIT and Tenfold
What down payment assistance programs are available to homebuyers in Lancaster, PA? Lancaster homebuyers can access multiple stackable programs that together can cover $20,000 or more in down payment and closing costs. Pennsylvania’s PHFA K-FIT loan provides 5% of the purchase price with no dollar cap, forgiven over 10 years at 10% per year. Tenfold’s... Read More
Do Pennsylvania Home Sellers Owe Capital Gains Tax?
Pennsylvania does not recognize the federal Section 121 primary residence exclusion — the one that lets most U.S. homeowners exclude up to $250,000 (or $500,000 for married couples) of gain from federal taxes. PA has its own exemption: if you’ve owned and used the home as your principal residence for at least two of the... Read More
Open House This Sunday, June 28: 504 Brookshire Drive, Lancaster
Open House504 Brookshire Drive, Lancaster, PA 17601Sunday, June 28 | 1:00 PM – 3:00 PM Looking for a spacious home in one of Lancaster’s most desirable neighborhoods? Join us for an open house at 504 Brookshire Drive in the sought-after Worthington community! This beautifully maintained home offers 4 bedrooms, 3.5 bathrooms, and over 2900 square... Read More
What Is My Lancaster County Home Really Worth in Today’s Market?
One of the most common questions homeowners ask is: “What is my home actually worth?” Whether you’re thinking about selling next month or simply curious about your home’s value, understanding what your property is worth in today’s Lancaster County market is important. The challenge is that many homeowners rely on online estimates that may not... Read More
Should I Sell My Home Before Interest Rates Drop?
Many Lancaster County homeowners are asking the same question right now: “Should I sell my home before interest rates drop?” It’s a logical question. If mortgage rates decrease, more buyers may enter the market. At first glance, that sounds like a reason to wait. However, the reality is more nuanced. For many homeowners, selling before... Read More