Buying your first home in Delaware County can feel exciting and a little overwhelming. You want a place that fits your budget, your commute, and your day-to-day life. You also want clear steps, local insight, and zero fluff.
This guide gives you a simple roadmap that works specifically for Delaware County. You will learn the true costs, how to compare towns, what to inspect in older homes, and which assistance programs can help. Let’s dive in.
Delaware County snapshot
Home prices vary a lot by town. Recent snapshots show many neighborhoods with median prices from about $300,000 to $400,000, while higher-end western suburbs can run much higher. Days on market can hover around 50 or more, but speed depends on the submarket. Expect faster turn times near transit and busy borough centers.
Transit access is a major value driver. The Media or Wawa corridor on the Regional Rail saw improved access when the Wawa Station reopened in 2022, which made nearby areas more commute-friendly. You can read about that project on the entry for Wawa Station.
Price growth is uneven across the county. Some Garnet Valley area communities, including Glen Mills, have posted above-average gains in recent years, as noted by local coverage of rising prices.
Step 1: Set budget and taxes
Start with a full pre-approval and a local affordability check that includes property taxes. Property tax rates vary by township or borough, so your monthly number will change from town to town. Third-party tools can help you estimate the local tax load; see this overview of Delaware County property taxes to get oriented, then confirm details with the municipality.
Budget for transfer taxes at closing. Many municipalities follow a common pattern where the state collects 1 percent and the local municipality collects another 1 percent, but some towns set higher local rates. Review the Delaware County transfer tax guidance early so you know how cash to close will be split in your specific town.
Explore assistance programs now, not later. The Pennsylvania Housing Finance Agency explains purchase loans, grants, and second-mortgage assistance that many first-time buyers use. Start with PHFA’s homebuyer programs. Delaware County also operates the Homeownership First Program, which pairs counseling with potential down payment and closing help for eligible buyers, subject to funding. Learn more on the county’s Housing Initiatives page.
Step 2: Choose neighborhoods
Think about commute and transit first. Media offers a walkable core and Regional Rail. Havertown has strong highway access and local transit connections a short drive away. Glen Mills tends to be more car dependent, so plan on highway commutes.
Understand school boundaries. District lines often shape buyer decisions. For example, Havertown is served by Haverford Township School District, Media is served by Rose Tree Media School District, and much of Glen Mills is served by Garnet Valley School District. Always verify boundaries with the district.
Check local rules before you plan renovations. Media Borough has historic areas and active planning that can affect exterior work. If you are considering changes, confirm local requirements with the borough office. You can browse municipal contacts through the Delaware County towns directory.
Step 3: Tour homes and inspect well
Many homes here were built before 1978. Federal lead disclosure rules apply to pre-1978 homes, and sellers must share known information and the EPA-HUD pamphlet. If you plan renovations or have health concerns, review the EPA’s lead resources and talk to your inspector about testing.
Radon testing is common and recommended. The EPA suggests testing all homes below the third floor and sets an action level of 4 pCi/L. Learn why this matters in the EPA’s radon guidance.
Plan for specialty inspections when needed. In older neighborhoods, a sewer-scope can catch root intrusion or line issues. Termite or wood-destroying organism checks are routine. If the home is on a private well or septic system, verify service type with the municipality and order appropriate tests. See inspection trade guidance on common add-ons from InterNACHI.
Step 4: Write a strong offer
Talk through contingencies that fit your property. In Delaware County, buyers often include financing, appraisal, and inspections, with add-ons like radon or sewer-scope where relevant. Transfer taxes are a standard part of contract negotiations, so confirm the local rate and how it will be split. The county’s transfer tax page outlines the rules by municipality.
Be clear on title and closing steps. Title searches, an owner’s title policy, and recording fees are standard in Pennsylvania. Your title company will issue a commitment that you can review with your agent before moving ahead.
Step 5: Close with confidence
Your lender will issue a Closing Disclosure at least three business days before settlement. Use it to verify fees, taxes, and your cash-to-close with your lender and title team. This CFPB explainer shows where to check every line item.
On closing day, your title company or settlement agent will handle deed recording, transfer taxes, and final documents. Keep copies of your Closing Disclosure and title policy with your homeowner files.
Where first-timers find fit
Havertown
You will find a mix of early 20th-century homes, postwar styles, and some newer builds, with parks and neighborhood pockets that feel established. Highway access is convenient, and transit options are nearby in surrounding nodes. Read a general overview of the area on the entry for Havertown.
Media
Media is a small, walkable borough with an active main street and direct Regional Rail service. It offers a classic small-town feel within the county seat. For local context and community highlights, browse Media Borough’s area information.
Glen Mills
Glen Mills offers newer subdivisions and larger lots in many areas. It is more car oriented, so confirm your commute plan. Some properties may use private systems, so verify utilities with the municipality through the county towns directory. Recent reporting has noted stronger price gains in Glen Mills and nearby communities. See this local article on rising prices.
Help and programs to use early
- Pennsylvania Housing Finance Agency. Explore loans, grants, and forgivable assistance on the PHFA homebuyer page. Approved counseling is a great first step.
- Delaware County Homeownership First. The county offers counseling and possible assistance for eligible first-time buyers, subject to funding. Start on the county’s Housing Initiatives page.
Your 90-day action plan
- Week 1 to 2: Get pre-approved, review a full budget with taxes, insurance, and estimated utilities.
- Week 2 to 4: Shortlist towns by commute, housing style, and municipal rules. Confirm school boundaries if relevant.
- Week 4 to 8: Tour homes and line up inspections in advance. Price out likely fixes and upgrades.
- Week 8 to 10: Make offers with clear timelines and smart contingencies. Confirm transfer tax splits upfront.
- Week 10 to 13: Review your Closing Disclosure carefully. Do your final walk-through, then close and get the keys.
Ready to map your first purchase with a local guide who knows the block-by-block details? Connect with the Carney Team to plan your search, compare neighborhoods, and take the next step.
FAQs
What price range should first-time buyers expect in Delaware County?
- Many areas show median prices from about $300,000 to $400,000, with some western suburbs priced higher depending on location and home type.
How do transfer taxes work for a Delaware County home purchase?
- Pennsylvania has a state transfer tax and most municipalities add a local component; check the county’s transfer tax guidance to confirm the rate for your town.
Which inspections are most common for older homes in the county?
- Buyers often add radon, termite or WDO, sewer-scope, and lead testing for pre-1978 homes; see the EPA on radon and EPA lead resources.
What should I review on my Closing Disclosure before settlement?
- Verify loan terms, fees, transfer and recording taxes, title charges, and cash to close; the CFPB Closing Disclosure guide shows where to look.
Are there local programs that help with down payment or closing costs?
- Yes. Start with PHFA homebuyer programs and the county’s Homeownership First for counseling and potential assistance, subject to eligibility and funding.
