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First Time Home Buyer Guide · Franklin & Cumberland County PA

First Time Buyer in South-Central PA?
Here's What No One Tells You.

Most first time buyers spend months second-guessing themselves — wondering if they can afford it, what programs exist, and whether now is even the right time. Bryce Barnes of BHSB at Coldwell Banker Realty has helped dozens of first time buyers across Franklin County, Cumberland County, and Adams County get into their first home — and he is ready to walk you through everything, one step at a time, at no cost to you.

Talk to Bryce — It's Free 📞 Call 717-830-3229 🔍 Search Homes

No pressure. No obligation. Just honest guidance from a local REALTOR® who answers personally.

Bryce Barnes BHSB First Time Home Buyer Specialist Chambersburg PA
7+Years Experience
35+Five Star Reviews
Top 6%Coldwell Banker Nationwide
PA & MDLicensed

Common Myths

Think You Can't Afford a Home? Think Again

A lot of first time buyers wait years longer than they need to because of myths about what it takes to buy a home. Here is the truth.

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MythYou need 20% down to buy a home
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RealityFHA loans require as little as 3.5% down, and PHFA assistance programs can help cover even that
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MythYou need perfect credit to qualify
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RealityFHA loans accept credit scores as low as 580, and most PHFA programs work with scores of 660+
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MythThe process takes forever and is overwhelming
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RealityWith the right guidance most buyers go from pre-approval to closing in 30-45 days
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MythI have to know exactly what I want before I start
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RealityMost first time buyers figure out their must haves by touring homes — that's part of the process

Down Payment Assistance

PHFA Programs Available to You

The Pennsylvania Housing Finance Agency (PHFA) offers down payment and closing cost assistance programs designed specifically for first time buyers. Bryce works with Bill McHugh of Integrity Home Mortgage who offers both of the following PHFA assistance options.

Most Popular

K-FIT Forgivable Loan

Up to 5% of Purchase Price

The Keystone Forgivable in Ten Years Loan Program provides down payment and closing cost assistance equal to 5% of your purchase price with no maximum dollar limit. The loan is forgiven at a rate of 10% per year — meaning after 10 years in the home you owe nothing back.

Minimum credit score: 660 · Must be combined with a PHFA first mortgage

Keystone Advantage Assistance

Up to 4% / $6,000

This program provides a second mortgage of up to 4% of the purchase price (or $6,000, whichever is less) to help cover your down payment and closing costs. The loan is set at 0% interest and repaid over 10 years.

Minimum credit score: 660 · Can be used with Conventional, FHA, VA or USDA loans

Note: PHFA program details, income limits and credit requirements change periodically. Bryce's preferred lender Bill McHugh of Integrity Home Mortgage can review your specific situation and confirm exactly what you qualify for at no cost. Borrowers with credit scores below 680 are required to complete a homebuyer education course as part of most PHFA programs.

Loan Options

Which Loan Type Is Right for You?

There is no one size fits all loan. Here is a quick overview of the main loan types first time buyers use in Pennsylvania.

3.5% Down580+ Credit

FHA Loan

Backed by the Federal Housing Administration, FHA loans are the most popular choice for first time buyers due to their low down payment and flexible credit requirements. Can be combined with PHFA assistance.

0% DownVeterans

VA Loan

Available to eligible veterans, active duty service members and surviving spouses. VA loans require no down payment and no private mortgage insurance — a fantastic option for military families relocating to South-Central PA.

0% DownRural Areas

USDA Loan

For homes located in eligible rural areas — and many parts of Franklin, Cumberland and Adams counties qualify — USDA loans offer 0% down financing for buyers within certain income limits.

3-5% Down660+ Credit

Conventional Loan

Not backed by a government agency, conventional loans can require as little as 3% down for first time buyers and may offer more flexibility once you build equity, including the ability to remove PMI sooner.

The Process

Your First Home — Step by Step

Buying your first home does not have to be overwhelming. Here is exactly what the process looks like working with Bryce.

1

Get Pre-Approved

Before touring homes Bryce will connect you with Bill McHugh of Integrity Home Mortgage to get pre-approved. This tells you exactly what you can afford and which programs — including PHFA assistance — you may qualify for.

2

Define What You're Looking For

Most first time buyers do not know exactly what they want at first — and that is completely normal. Bryce takes the time to walk through different homes with you to help figure out your must haves, whether that is a certain style of home, a finished basement, a big yard or anything else that matters to you.

3

Tour Homes Together

Bryce attends every showing with you and walks through the home in detail — explaining how things work, what to look for, and pointing out anything that may be worth a closer look. He explains every step along the way so nothing feels confusing.

4

Make an Offer

Once you find the right home Bryce will guide you through writing a competitive offer, explain every term in the contract, and negotiate on your behalf to get you the best possible terms.

5

Home Inspection

Bryce attends the home inspection with you and helps line up qualified inspectors. While a licensed inspector identifies official issues, Bryce will help you understand the inspection report and what it means for your purchase.

6

Closing Day

Bryce coordinates with your lender and the title company to make sure everything is on track for closing. He will walk you through the closing paperwork and be there every step of the way until you get your keys.

Bryce's Approach

Patient, Detailed & Always Available

First time buyers tend to have more questions — and that is a good thing. Bryce takes extra time to make sure you understand every part of the process.

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Every Question Answered

No question is too small. Bryce walks first time buyers through every step and explains every detail so you always know what is happening and why.

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Hands-On Home Tours

During showings Bryce points out things in the home — how systems work, what to look for, and anything that may be worth a closer look during inspection.

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Inspection Support

Bryce helps line up your home inspection and attends it with you — making sure you understand the findings and what they mean for your purchase.

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No Rush, No Pressure

It often takes time to figure out exactly what you're looking for — and that's okay. Bryce is happy to tour multiple homes with you as you narrow down what fits best.

Please note: Bryce is a licensed Realtor, not a licensed home inspector. Any observations made during a home tour are for informational purposes only and are not a substitute for a professional inspection. A licensed inspector should always be hired to thoroughly evaluate a property before purchase.

Reviews from Real First Time Buyers

Hear From Other First Time Buyers

Don't just take our word for it — here is what other first time home buyers in South-Central PA had to say about working with Bryce.

★★★★★

"As first time home buyers, we weren't really sure what to expect after hearing stories from different people about how hard the process is. Bryce could not have made the process any easier for us. He always made sure we felt comfortable and answered any of our questions to the fullest extent."

— Sierra Taylor

★★★★★

"As a first time home buyer I had a lot of questions, not just about homes in general but the whole buying process, loans, hot water heaters etc. Bryce always knew the correct information! He had information ready for me before I even asked!"

— Allegra Beck

★★★★★

"I am so happy that I found Bryce to assist me in purchasing my first home! I was viewing houses remotely from FL and he made the process so easy. The lender and title team he recommended were wonderful as well!"

— Christine B

★★★★★

"Bryce made the home buying experience very easy for us first time home buyers! I definitely recommend him to anyone looking for their forever home!"

— Caitlin Webber

Preferred Lender

Get Pre-Approved with Bill McHugh

Bryce's preferred lender Bill McHugh of Integrity Home Mortgage specializes in first time buyer programs including PHFA K-FIT and Keystone Advantage Assistance.

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Bill McHugh — Integrity Home Mortgage

NMLS #196750 · 301-514-9074 · Ask about PHFA down payment assistance programs

📞 Call Bill McHugh

First Time Buyer Specialist

Bryce Barnes — South-Central PA's First Time Buyer Expert

Bryce Barnes of BHSB is a licensed REALTOR® with Coldwell Banker Realty in Chambersburg, Pennsylvania and one of the most experienced first time home buyer specialists in Franklin County and Cumberland County PA. With over 7 years of full-time real estate experience and more than 35 five-star Google reviews, Bryce has helped dozens of first time buyers navigate the home buying process across south-central Pennsylvania — many of whom searched for two, three, or even four years before finding the right home.

Bryce is deeply knowledgeable about PHFA (Pennsylvania Housing Finance Agency) programs available to first time buyers in Pennsylvania. This includes the K-FIT Forgivable Loan — which provides up to 5% of the purchase price in down payment assistance that is forgiven over 10 years — and the Keystone Advantage Assistance Loan, which provides up to $6,000 toward down payment and closing costs at 0% interest. These programs can make homeownership possible for buyers who thought they couldn't afford it.

Bryce's preferred lender is Bill McHugh at Integrity Home Mortgage (NMLS #196750, 301-514-9074), who specializes in PHFA loans and first time buyer programs. Together, Bryce and Bill have helped countless first time buyers in Chambersburg, Carlisle, Waynesboro, Greencastle, Shippensburg, and across the region qualify for and close on their first home.

Bryce serves Franklin County, Cumberland County, Adams County, Fulton County, Perry County, and York County in Pennsylvania and holds active licenses in both Pennsylvania (License RS350035) and Maryland (License 5015243). His direct line is 717-830-3229 — call or text any time for a no-pressure first time buyer consultation.

K-FIT

Up to 5% down payment assistance

$6,000

Keystone Advantage closing cost help

35+ Reviews

Five-star Google reviews

7+ Years

First time buyer experience

Get Started

Ready to Find
Your First Home?

Fill out the form and Bryce will personally reach out within the same business day to talk through your situation, answer your questions, and help you take the first step — whether that is getting pre-approved or just learning more about the process.

  • Same day response guaranteed
  • You always deal directly with Bryce
  • No pressure — just honest guidance
  • Patient, detailed walkthroughs of every step
  • Available seven days a week

Start Your Home Buying Journey

Tell Bryce a bit about yourself and he will get started right away.

✓ Message sent! Bryce will personally reach out within the same business day. If you need to reach him sooner call 717-830-3229.

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