Buying your first home in Pittsburgh can feel exciting and a little overwhelming. You want a clear plan, honest numbers, and local tips that help you avoid surprises. In this guide, you will learn the full buying timeline, what inspections matter most in Allegheny County, how to budget beyond your down payment, and where to find financing help. Let’s dive in.

Step-by-step Pittsburgh buying timeline

Pre-purchase prep: 1–4 weeks

• Check your credit and set a realistic budget.
• Estimate your down payment. Conventional loans can start around 3–5 percent, FHA at 3.5 percent, and 20 percent removes most mortgage insurance.
• Gather documents: recent pay stubs, W‑2s, bank statements, and any bonus or commission summaries.
• Start researching neighborhoods that fit your commute, transit access, and lifestyle.

Get pre-approval: 3 days–2 weeks

• Talk to 2–3 lenders, including local banks, credit unions, mortgage brokers, or PHFA‑approved lenders.
• Secure a written pre-approval that shows your loan amount, loan type, and rate range. This strengthens your offers.
• Ask each lender for a Loan Estimate so you can compare fees and rate lock policies.

House hunting: 2 weeks–6 months

• Tour homes that align with your must-haves, such as transit access, parking, or yard space.
• Review comparable sales to understand value.
• Use tools that filter by commute time, transit routes, and school boundaries so you focus on the right areas.

Offer and negotiation: 1–7 days

• Your offer includes price, earnest money deposit, contingencies, proposed closing date, and any seller concessions.
• Decide on inspection scope and whether to include an escalation clause.
• When your offer is accepted, submit earnest money to the escrow holder by the deadline.

Inspections, appraisal, underwriting: 2–4 weeks

• Schedule a general home inspection within the typical 5–10 day window. Add tests such as radon, sewer scope, HVAC, mold, lead, or chimney evaluations as needed.
• Your lender orders an appraisal to confirm value.
• Complete underwriting by sending updated documents and responding to any conditions.

Closing and keys: about 30–60 days from offer

• Do a final walkthrough 24–48 hours before closing.
• Review and sign closing documents, then wire funds or bring a certified check as instructed.
• The deed is recorded and you receive keys when settlement is complete.

Pittsburgh home specifics to inspect

Pittsburgh’s housing stock is rich with late 19th and early 20th century homes. That charm can come with older systems. A thorough inspection plan is essential.

• Older electrical and plumbing. Many homes may still have aging wiring or galvanized supply lines. Ask your inspector to pay close attention to electrical panels, branch wiring, and piping materials.
• Basements and water. Hills, valleys, and clay soils can lead to moisture or hydrostatic pressure. Inspect for water entry, sump pump condition, grading, and drainage. Ask about past water events.
• Radon. Southwestern Pennsylvania has elevated radon potential. A radon test is common, and mitigation is straightforward if levels are high. Learn more from the EPA radon guide.
• Sewer lateral condition. Older cast iron or clay lines are common. A sewer scope can reveal breaks, roots, or sags that may require repair.
• Roof, flashing, and chimneys. Masonry chimneys and complex rooflines are typical. Inspect flashing, chimney crowns, liners, and roof age.
• Historic areas. If a home is in a historic district, exterior changes may need approval. Ask about local rules and potential tax credit opportunities.
• Flood risk. Homes near the Allegheny, Monongahela, and Ohio rivers may sit in or near flood zones. Check an address through the FEMA Flood Map Service Center. Lenders can require flood insurance in high-risk zones.
• Local ordinances and services. City of Pittsburgh services differ from nearby suburbs. If you plan to renovate, check the municipality’s permitting process.
• Condos and HOAs. Review budgets, reserves, and special assessment history. Read rules that affect pets, rentals, and renovations.
• Energy efficiency. Older homes may have limited insulation and older boilers or furnaces. Ask for utility history, then price upgrades like air sealing, insulation, or higher-efficiency equipment.

What to budget beyond your down payment

In addition to your down payment, plan for the following common costs:

• Earnest money deposit. Shows commitment and is applied to closing funds.
• Inspections and tests. General inspections plus add-ons such as radon, sewer scope, or mold typically range from about 100 to 500 dollars each depending on scope.
• Appraisal fee. Ordered by the lender and usually paid by the buyer.
• Loan and lender fees. Origination, underwriting, points if you choose to buy down the rate, and other processing fees appear on your Loan Estimate.
• Title search and title insurance. Protects against past liens or ownership issues.
• Recording fees and transfer taxes. These vary by municipality and county. Confirm with your title company or closing attorney for exact amounts.
• Prepaids and escrow reserves. Includes homeowners insurance, property tax proration, and initial escrow deposits if required by your lender.
• Surveys or municipal certificates. Sometimes required based on property type and loan program.
• Moving and immediate repairs. Budget for locks, minor fixes, and safety items.

A simple planning rule is to set aside about 2–5 percent of the purchase price for closing costs, not including your down payment. Property taxes vary by municipality across Allegheny County, so verify the current amount for any address through the Allegheny County real estate portal.

If a home is in a high-risk flood zone, lenders may require a separate flood policy. Even if it is not required, flood insurance can still be a wise choice if the home is near a river or low-lying area. You can confirm a property’s flood zone through the FEMA Flood Map Service Center.

Financing and assistance in Pennsylvania

Many first-time buyers use a mix of low-down-payment loans and local assistance.

• Conventional loans. Low-down options can start around 3–5 percent. Private Mortgage Insurance applies under 20 percent down and can be removed later.
• FHA loans. Down payments start at 3.5 percent with more flexible credit standards. Mortgage insurance applies.
• VA loans. Zero down for eligible veterans and active-duty service members.
• USDA loans. Zero down in eligible rural areas. Availability is limited within the city.
• PHFA programs. The Pennsylvania Housing Finance Agency offers first-time buyer loans and down payment assistance for eligible buyers. Program terms and income limits change, so verify details and approved lenders directly.

Local support may include down payment assistance or education through the City of Pittsburgh and the Urban Redevelopment Authority. Check the URA of Pittsburgh for current offerings. Many programs require a HUD‑approved homebuyer education course. You can find providers through HUD’s housing counseling page.

Choose your Pittsburgh neighborhood

• Commute and transit. Pittsburgh neighborhoods connect to downtown and universities by bus and light rail. Explore routes and schedules through Pittsburgh Regional Transit.
• Walkability and bikeability. Areas like Shadyside, Squirrel Hill, Downtown, and Lawrenceville offer strong access to shops and restaurants.
• Schools and universities. The City falls within Pittsburgh Public Schools. Always verify attendance boundaries and programs through Pittsburgh Public Schools. Proximity to universities can affect rental demand and traffic.
• Housing type and parking. Rowhouses and duplexes provide in-town living, while many suburbs offer larger lots and more off-street parking. Decide what fits your daily life.
• Parks and riverfronts. The Three Rivers Heritage Trail and riverfront amenities attract many buyers.
• Taxes and services. Municipal taxes and services differ across Allegheny County. Compare total cost of ownership when evaluating the city versus nearby boroughs.
• Resale and rental potential. Locations near major employers, hospitals, and universities often see steady demand, which can help long-term value.

How The Cannon Group helps first-time buyers

Buying your first home is easier when you have a local guide and a clear plan. The Cannon Group pairs hometown expertise with a tech-enabled client experience so you can move with confidence.

• Search and tour support. Use a modern search portal with tailored listing alerts and virtual tour options. We help you filter by commute, transit, school boundaries, and price changes so you see the right homes first.
• Offer strategy and negotiation. You get data-driven guidance on value, contingencies, and repair requests.
• Inspection and closing coordination. We help schedule inspectors, review findings, and keep your loan and title milestones on track through e‑signing and digital workflows.
• Relocation-ready service. If you are moving from out of state, we coordinate virtual showings, on-the-ground checks, and local introductions.

Ready to take the next step in Pittsburgh or anywhere in Allegheny County? Reach out to The Cannon Group for personal guidance from first tour to final signature.

Quick glossary of key terms

• Pre-approval vs. pre-qualification. Pre-approval is a lender’s verified green light based on your documents. It is stronger than a quick pre-qualification.
• Earnest money. A good-faith deposit held in escrow and applied to your purchase at closing.
• Contingency. A condition that must be met, such as inspections, appraisal, or financing approval.
• Appraisal. The lender’s valuation to confirm the home supports the loan amount.
• Title search and title insurance. Research and coverage that protect against past liens or ownership claims.
• Closing costs. Buyer expenses paid at settlement that include lender, title, and recording fees.
• Private Mortgage Insurance (PMI). Insurance on most conventional loans with under 20 percent down. It can be removed once you reach the required equity.
• Escrow account. Funds your lender collects to pay taxes and insurance on your behalf.
• HOA. A homeowners association that manages shared elements and rules in condos or communities.
• Seller disclosure. The seller’s statement of known property defects based on state requirements.

FAQs

How much should I put down as a first-time buyer in Pittsburgh?

• Conventional loans can start around 3–5 percent and FHA at 3.5 percent, and a larger down payment can reduce mortgage insurance and your monthly payment.

Should I get pre-approved before house hunting in Pittsburgh?

• Yes, pre-approval defines your budget and strengthens your offer, which helps you move quickly when the right home hits the market.

What inspections are most important for older Pittsburgh homes?

• A general inspection, radon test, and sewer scope are commonly recommended, with specialists for electrical, plumbing, roof, or chimney if your inspector flags concerns.

How much are closing costs in Allegheny County?

• Plan for about 2–5 percent of the purchase price, then ask your lender and title company for an exact estimate based on address and loan type.

Are there local grants or down payment programs in Pittsburgh?

• Yes, review PHFA programs and check the URA of Pittsburgh for local assistance, and complete a HUD‑approved counseling course if required.

How long does it take to close after my offer is accepted?

• Most conventional loans close in about 30–60 days, depending on inspections, appraisal, and underwriting timelines.