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About Westmoreland County, PA

Refinancing (or Selling) your home in Murrysville, PA? Watch Out for the Dye Test!

02-02-12
Christa Ross
Christa Ross: Real Estate Agent in Pittsburgh, PA

If you are a resident of Murrysville, PA, own an older home, and are looking to take advantage of the great rates currently available to refinance your home, be aware that the Municipality of Murrysville requires all residents who are connected to the public sewer to have a dye test and camera inspection of their sanitary sewer lateral for illegal storm or surface water connections to the public sewer system. This inspection is performed by the Franklin Township Municipal Sanitary Authority (FTMSA) at a cost of $350.

While dye tests have been common for the sale of homes, this ordinance passed in September 2010 also requires homeowners to have the test done prior to a refinance. The catch is that many of the older homes in our area have terracotta lines that are susceptible to tree root infiltrations or cracks over time. If the dye test or camera picks up problems, you will be responsible for having your sewer line replaced, at your cost, prior to being able to refinance. Since this can be many thousands of dollars you may need to consider if the payback on the refinance will justify the cost of replacing your sewer line. In an added problem, it appears that if you have the test done and discover a problem, even if you change your mind on the refinance you may still be required to make the repair within 60 days. Click here to read more about the requirements.

In one neighborhood in Murrysville, three recent sales required replacement lines. One seller had to spend over $10K on the replacement of the line. And you can be sure as a seller, that your buyer will expect you to pick up this cost.

With many homes in Murrysville 20, 30 or 40+ years old you can expect that this will become a problem should you decide to refinance or sell, be sure to consider the cost as part of your calculation when planning either change.

100% USDA Mortgages in Westmoreland County, Pennsylvania

Keith Landis - Pennsylvania Mortgages : Loan Officer in Pittsburgh, PA

Looking to purchase a home in Westmoreland County, Pennsylvania?

You might want to make a quick check to see if you and the property are eligible for a USDA Mortgage, also known as a USDA Rural Development Loan.

Here's Why...

USDA home loans offer a few benefits that other mortgage programs cannot match: including no down payment and financed closing cost. If the home appraisal allows, the closing costs can also be wrapped into the mortgage resulting in no money needed at the closing table.

USDA is the only mortgage program that allows for all closing costs to be financed into the loan amount on a home purchase. Interest rates for USDA mortgages are comparable and often lower than the low fixed rates of Conventional, FHA and VA financing.

The USDA Mortgage program does have restrictions when it comes to location and income, so a quick check on this key qualifying criteria should be done first. Even if you do not believe the property you are looking to purchase is considered rural, it might be worth a quick property eligibility check. It is often surprising how many properties are actually USDA Eligible even though they are considered to be in a town or suburban area.

In addition, if you believe your household income may be too high to qualify for USDA, it worth a quick look at the USDA income requirements. The USDA allows for many deductions that may help you meet the USDA maximum income restrictions.

Westmoreland County USDA Mortgage

Benefits of the USDA Mortgage Program

  • True 100% no money down financing.
  • The ability to finance in your closing costs (if the appraised value supports the loan amt)
  • The seller may contribute up to 6% of the purchase price towards your closing costs
  • Low fixed interest rates.
  • More flexible credit qualifying guidelines with minimum 620 credit score
  • Often available for properties in towns and suburbs too

What portions of Westmoreland County are eligible for USDA Financing?

The areas in Westmoreland County that are restricted from this program can mainly be found in the portion of Murrysville that is south of Route 22 and then through the Route 130 corridor running from Trafford through Jeannette through Greensburg. Moving east, Westmoreland County becomes fully USDA Eligible soon after the southern part of Murrysville on Route 22 and east of Route 119 outside of Greensburg. The portion of Murrysville north of Route 22 is USDA eligible. Geographically, the majority of Westmoreland County itself is in a USDA eligible area.

USDA Eligible Areas in Westmoreland County include...

  • AronaMurrysville Mortgage
  • Avonmore
  • Blackburn
  • Bolivar
  • Bradenville
  • Braeburn
  • Calumet
  • Collinsburg
  • Crabtree
  • Delmont
  • Derry
  • Donegal
  • East Vandergrift
  • Edgecliff
  • FellsburgLatrobe Mortgage
  • Herminie
  • Hostetter
  • Hunker
  • Hyde Park
  • Kinlock
  • Latrobe
  • Laurel Mountain Park
  • Lawson Heights
  • Level Green
  • Ligonier
  • Loyalhanna
  • Madison
  • Mammoth
  • McChesneytown
  • MillwoodLigonier Mortgage
  • Monessen
  • Mount Pleasant
  • Murrysville (north of Route 22)
  • New Alexandria
  • New Florence
  • New Stanton
  • North Belle Vernon
  • Norvelt
  • Oakville
  • Oklahoma
  • Old Stanton
  • Orchard Hill
  • Paintersville
  • Penn Glyn
  • Pinetree
  • Pricedale
  • Ramsay TerraceMon Valley Mortgage
  • Scottdale
  • Seward
  • Slickville
  • Smithton
  • Stanton Heights
  • Sutersville
  • Valley Camp
  • Vandergrift
  • Vandergrift Heights
  • Webster
  • West Export
  • West Leechburg
  • West Newton
  • West Vandergrift
  • Wyano
  • Youngstown
  • Youngwood
  • Yukon
  • any obvious rural locations

As always, if you want to find out if a specific property is eligible for a USDA Mortgage in Westmoreland County, simply type in the address on the USDA Eligibility Map below....

USDA Mortgage Eligibilty Map

What are the USDA Mortgage Income Limits for Westmoreland County?

Household Size: 1-4 Family Members 5 or more Family Members

Maximum Adjusted Income $74,050 $97,750

If at first glance, it appears your household income exceeds the above limits, it is worth checking the USDA Income Calculator on the USDA website (link below). The USDA allows for several deductions which may allow your Household Income to fit within their Maximum Adjusted Income Guidelines.

USDA Income Eligibility Worksheet

Ok, the Property is in a USDA Eligible Area and your Household Income is within the USDA Income Limits, now what?

Like all mortgages, USDA Mortgages do require an applicant to qualify based on recent credit history. USDA credit requirements are some of the most flexible of any mortgage program available. More detailed information about USDA Mortgage Credit Requirements can be found with the link below...

USDA Credit Requirements

For buyers looking to purchase a home in Westmoreland County Pennsylvania, the USDA Rural Development Mortgage is definitely worth a look. Feel free to contact me with any further questions about the program.

Fall Is Finally Here! It's Festival Time in Western PA and The Laurel Highlands!

10-08-11
Vance Booher
Vance Booher: Real Estate Agent in Greensburg, PA

Fall Is Finally Here! It's Festival Time in Western Pa and The Laurel Highlands!

The heat of the summer is finally behind us. The confused, November-like dampness and cold of this year's September is a memory that hopefully won't repeat until November actually comes! We have been treated to 4 glorious Fall mornings with mists hanging in the hollows and valleys and crisply cool air refreshing us. The leaves have begun to put on their fall briliance - to end all too soon. Enjoy this interlude - it is the best Pennsylvania has to offer. Get out - walk or bike ride throughout the Laurel Highlands. Don't miss it. William Penn's woods are spectacular!

Yes summer is gone. No more Concerts In the Park till next year, and the Farmer's Markets are nearly over - today is the last day for the Ligonier Country Market. But Fall is Festival Time in your Laurel Highlands so there is much yet to come and enjoy. Of course the big one coming up is Fort Ligonier Days all next weekend, October 14-16, so make your plans now to attend. Thousands will be joining you for food, fun, crafts, historic re-enactments and so much more.

If your idea of fun runs to the arts, music and theater it is a grand month for you. From WQED's Doo Wop spectacular at the Benedum tonight; to Frankie Avalon at the Palace Theater in Greensburg next Friday; to Sophocles Electra at the Pittsburgh Public Theater all this month; to the Chicago Lyric Opera's production of La Traviata at the Benedum Oct 18, 21 & 23; there is truly something for all happening in Western Pa this month.

Now for something really special with your kids give a thought to the Carnegie Museum's Bugs n Butterflies Costume Ball coming up next Friday the 14th. A wonderful evening of great food and fun, children's dancing, interactive art and face painting, butterfly wall, Dino Dan and fun tours.

Have some fun. Enjoy the weather with the family. The snowflakes will fly soon!

Mount Pleasant Glass & Ethnic Festival

Steve Warrene  Butler/Allegheny County Area Homes: Real Estate Agent in Cranberry Township, PA
Mount Pleasant Glass & Ethnic Festival
When Friday, September 23 – Sunday, September 25, 2011
Where Westmoreland County
Event type Fair / Festival
Summary The Mount Pleasant Glass and Ethnic Festival celebrates Italian, Polish. German, Greek, Chinese, Pennsylvania Dutch, and Early American foods and culture along with their glassmaking traditions.
Price FREE admission
Detail Western Pennsylvania historically supplied the world with the finest glassware and crafted items through the skills and dedication of hardworking people from varied ethnic backgrounds. Celebrating this rich tradition, the 25th annual Mount Pleasant Glass & Ethnic Festival runs from 11:00am to 11:00pm on Friday and Saturday, and from 11:00am to 7:00pm on Sunday.

FHA 203K Loan / Lender - Smooth Transaction Guarantee! Latrobe, Pennsylvania

203K World - Washington DC's & Suburbs DC's #1 Renovation Lender / AS-IS-EZ: Mortgage Company in Washington, DC

FHA 203K Loan / Lender - Smooth Transaction Guarantee! - Latrobe, Pennsylvania

Brent Kluge Fha 203k Lender
Brent Kluge & Group is the leading FHA 203K lender in the Mid Atlantic for a reason... Service!
What you get when you finance your FHA 203k renovation project with Brent & Team:

  • 16 Years of Renovation Mortgage Finance
  • Communication & Clarity on Process, Costs and Expectations
  • Experience looking out for your best interests throughout the entire process
  • We check your renovation numbers to ensure you are NOT being overcharged!
  • Brent Calls Balls/Strikes with all parties to PROTECT YOUR INTERESTS.


Check out Brent's website for further details: 203k World Logo

Check Out our list of Satisfied Customers and what they have to say about Brent Kluge & Group.


The FHA 203K mortgage requires action early in the process to set the stage for proper transaction flow...


A phone call for a discussion about your project costs nothing... but you could save thousands.

 Pennsylvania FHA 203k Lender