Pittsburgh posted the widest typical flip margins of any large metro in the country in early 2026, and unlike Philadelphia, it is financed on standard terms. But a 5 percent city transfer tax, 2012-era assessments that school districts can appeal after a sale, and a $100,000 minimum finished value all shape which Pittsburgh deals work. This page covers each.
If there is a large American market where the 2026 flip numbers still look like the old days, it is Pittsburgh. ATTOM's report on the first quarter of 2026 put the typical gross flipping margin in the Pittsburgh metro at 85.9 percent, the widest of any metro of a million people or more in the country. Low purchase prices, old but solid housing stock and steady demand from buyers who cannot find renovated homes make the spread.
And unlike Philadelphia, Allegheny County is not on our lending partners' list of six counties capped at 50 percent leverage, so a Pittsburgh flip can be financed on standard terms: up to 100 percent of cost, capped at 70 percent of after-repair value.
That combination is why investors from other states are buying here. Two local costs keep it honest.
Within the City of Pittsburgh, the combined realty transfer tax is generally 5 percent of the price: 1 percent for Pennsylvania plus 4 percent in local taxes, with the local share depending on the school district. It is among the highest in the country, and by custom it is split between buyer and seller.
On a flip bought for $90,000 and sold for $210,000, your half is about $2,250 at purchase and $5,250 at resale: roughly $7,500 in transfer tax. Outside the city, in the suburban municipalities, rates are usually lower. Check the exact rate for the property's municipality and school district before you make an offer.
Allegheny County still assesses property on 2012 base-year values. It has not done a countywide reassessment since. That means many houses carry assessments far below today's market, and the tax bill on a listing can look very low.
Pennsylvania lets school districts appeal assessments, and a recent sale is the usual trigger. In an appeal, the sale price is converted into an assessment using the state's common level ratio for the county, which is 50.14 percent for 2026. A house bought for $200,000 can end up assessed at roughly $100,000, which may be far above the old figure.
For a buy-and-hold investor, estimate the tax as if the district will appeal, and size a DSCR loan on that. For a flipper, it matters less, but your buyer's lender will look at the same numbers.
Our lending partners require an after-repair value of at least $100,000. Pittsburgh is one of the few big metros where that genuinely limits deals: many houses sell for well under $100,000 before renovation, and on some streets even a finished house does not clear it. Build the after-repair value from renovated sales on the same street, and if they sit below $100,000, the deal will not qualify however cheap the purchase.
Fix and flip and bridge loans: from $50,000, up to 100 percent of cost but no more than 70 percent of after-repair value, with a 600 minimum credit score. Standard pricing under the underwriting guidelines is 12.99 percent and 2.99 points. The 10.99 percent starting rate is available after two loans have been paid off in good standing with our lending partner; a first-time borrower should expect to start above it and earn the way down.
DSCR rental loans: $75,000 to $2 million at up to 80 percent of value, qualified on the rent, with rates from 5.99 percent on the program page.
Construction loans: $100,000 to $3 million on non-owner-occupied single-family homes, from 8.5 percent.
Loans close in an entity such as an LLC, and every owner of 30 percent or more personally guarantees the loan. Terms change, so we confirm them for your property before you commit.
Yes. Allegheny County is not one of the six counties where our lending partners cap leverage at 50 percent, so standard terms apply in Pittsburgh and its suburbs. The property must be non-owner-occupied investment property with an after-repair value of at least $100,000.
On early 2026 numbers it was the strongest large market in the country. ATTOM put the typical gross flipping margin in the Pittsburgh metro at 85.9 percent in the first quarter of 2026, the widest of any metro of a million people or more. Gross margin is before renovation, financing, taxes and selling costs.
Within the City of Pittsburgh the combined realty transfer tax is generally 5 percent of the price: 1 percent for Pennsylvania and 4 percent in local taxes, with the local share depending on the school district. It is customarily split between buyer and seller.
Allegheny County still assesses property on 2012 base-year values, and Pennsylvania school districts can appeal assessments, often after a sale shows the value has risen. The state's common level ratio for the county, 50.14 percent for 2026, is used in those appeals to convert a sale price into an assessment.
In some neighborhoods it does. Pittsburgh has many houses that sell for well under $100,000 before renovation, and some streets where even a finished house does not reach it. Check recent renovated sales on the same street before you buy.
Yes. The Allegheny County suburbs and the surrounding counties, such as Butler, Washington, Westmoreland and Beaver, fall within our lending partners' standard terms, though transfer tax rates vary by municipality and school district.
Holding a Pittsburgh rental? Our two free landlord books compare what a rental costs to carry across twelve states, including Pennsylvania.
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Dominion Hard Money does not lend its own funds; it arranges financing through third-party lending partners. All financing is arranged for business purposes only and secured by non-owner-occupied investment property. Not a commitment to lend. All loans subject to underwriting, property review, and approval by the lender. Terms vary by property, borrower experience, and exit strategy.
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