Blog
Selling a House During Divorce in Lancaster, PA: What Both Spouses Need to Know
Few real estate decisions carry more weight than this one. When a marriage ends, the family home is usually the largest shared asset — and figuring out what to do with it involves legal, financial, and emotional factors that don’t always pull in the same direction. I’ve helped clients navigate this situation in Lancaster County,... Read More
What the Lancaster County Property Reassessment Means If You’re Buying a Home in 2026
If you’re buying a home in Lancaster County right now, the reassessment is probably somewhere on your radar. And fair enough — assessed values are jumping roughly 90% countywide, with some areas seeing increases well above that. Columbia Borough came in at over 140%. If you saw that headline and immediately wondered what it means... Read More
FHA vs. Conventional Loan in Lancaster, PA: Which Is Right for You?
Every week, Lancaster homebuyers ask some version of the same question: “My lender mentioned FHA and conventional loans — which one should I use?” It’s a fair question, and the answer actually matters quite a bit. Your loan choice affects how much you’ll pay each month, how much cash you need at settlement, how competitive... Read More
USDA Loan in Lancaster County, PA: Buy a Home with Zero Down
Most buyers hear “USDA loan” and picture a farmhouse on forty acres. That’s not how this program works. The USDA Rural Development guaranteed loan is designed for buyers purchasing in areas that aren’t classified as densely urban — and in Lancaster County, that covers the vast majority of where buyers are actually looking. You don’t... Read More
How Much Do Buyers Pay in Closing Costs in Lancaster, PA?
Here’s the thing most buyers discover too late: there’s a big difference between what you’ll pay in closing costs and what you’ll actually need to bring to settlement. The number on your Loan Estimate is almost always higher than buyers expect. A national survey found that buyers anticipated spending around $8,000 in upfront costs—and actually... Read More
Do You Have to Sign a Buyer Agency Agreement Before Touring Homes in Pennsylvania?
You’ve spent a Sunday afternoon on Zillow. You’ve bookmarked three homes — one in Manheim Township, one just outside Lititz, one in Hempfield. You’re ready to see them in person. You reach out to an agent, and before they can schedule a single showing, they ask you to sign something. That something is the Buyer... Read More
Earnest Money in Pennsylvania: How Much to Offer, When You Can Get It Back, and What Happens If the Deal Falls Through
If you’re under contract on a home in Lancaster County — or about to be — one of the first questions you’ll face is how much earnest money to put down. And right behind it: what happens to that money if something goes wrong? In Pennsylvania, earnest money is called a deposit in the Agreement of Sale (not... Read More
What to Know Before Buying a Home with Well Water and Septic in Lancaster County, PA
You found a house you love in Lancaster County — maybe it’s tucked into the rolling countryside outside Hempfield, set on a quiet road in Penn Manor, or on a few acres somewhere between Lititz and Manheim. And then you notice it: private well, on-lot septic. For a lot of buyers, that’s the moment everything... Read More
Welcome Kate Kennedy to The Craig Hartranft Team
We are excited to welcome Kate Kennedy as the newest Buyer’s Agent with The Craig Hartranft Team at Berkshire Hathaway HomeServices Homesale Realty! Kate and her family have proudly called Lancaster County home for more than 30 years, giving her a deep appreciation for the area’s communities, neighborhoods, and the people who make it such... Read More
What Pennsylvania Home Sellers Must Disclose: The Seller’s Property Disclosure Statement
One of the most common questions I get from Lancaster County sellers — especially those who haven’t sold a home in years — is some version of: “Do I have to tell buyers about that?” The roof that leaked two years ago. The basement that had standing water after a heavy storm. The addition built... Read More