Pennsylvania Mortgage & Lending Intelligence

Snapshot metrics

HMDA 2025 Pennsylvania

444,887 applications, 271,254 originations, 80,570 denials as 18.11% of 444,887 total applications (numerator 80,570 denial observations ÷ denominator 444,887 total HMDA applications; not a decision-based denial rate and not lender quality). Purchase 168,801, refinance 145,934, other purpose 130,152. Conventional 371,433, FHA 49,856, VA 21,845, USDA/other 1,753. Mix bars are application shares, not quality. A separate LEI-cell grain is 441,180 applications / 271,254 originations / 79,217 denials across 994 distinct LEIs (county-market minus LEI-cell applications 3,707). Distinct LEIs are not licensed Pennsylvania mortgage companies.

Current Pennsylvania mortgage licensing

No bulk current NMLS Consumer Access mortgage-lender, broker, servicer, or originator census was acquired. Search-only is not zero. DoBS Open Data currently lists 626 Mortgage Lender rows, 863 Mortgage Broker rows, 264 Mortgage Servicing rows, 6 Mortgage Discount Company rows, and 22,286 Mortgage Originator person rows. Those Open Data rows are not an NMLS ID census, not branches, and not a combined “Pennsylvania lenders” headline. Principal License is not automatically an NMLS ID. Verify current status on NMLS Consumer Access. DoBS public material also cites about 28,450 mixed non-bank/non-depository licensees across many industries; that figure is not a mortgage-company count.

CFPB Pennsylvania mortgage complaints (2025)

849 distinct complaint IDs for product Mortgage and state PA in calendar year 2025. A consumer complaint is not a regulator finding and is not a quality score. Company name is not an NMLS identity. No name-only attachments. CFPB Consumer Complaint Database

DoBS complaints and enforcement

DoBS accepts consumer complaints, but no public bulk mortgage-complaint universe was acquired (INTAKE_AVAILABLE / BULK_NOT_PUBLIC). Missing is not zero. DoBS intake is not the CFPB database. The enforcement-order catalog has 1,525 mixed Department-wide documents. There is no source-native mortgage program-area field, so a mortgage-specific enforcement census is NOT_ACQUIRED. Title-keyword matches are not a census. A document is not a unique matter. An Order to Show Cause is not a final finding. A settlement is not a criminal conviction. DoBS Enforcement Orders

PHFA participating lenders

106 name rows / 102 distinct names on the statewide participating-lender list updated 2026-09-17T11:55:08. PHFA says participating lenders can originate PHFA loans throughout Pennsylvania even where county pages identify physical presence. Participation is a housing-program relationship, not DoBS licensure. PHFA “Top” designations for 2025 are PHFA program labels, not LenderTrustHub rankings. PHFA participating lenders list

FDIC Pennsylvania depositories

110 institutions in the existing FDIC overlay (as of 2026-06-26). A bank is not a DoBS non-bank mortgage licensee. Headquarters is not mortgage-market activity.

What these numbers do not mean

• HMDA application ≠ lender. Property geography ≠ headquarters, license jurisdiction, or service territory.
• HMDA reporting LEI ≠ Pennsylvania DoBS/NMLS license. Distinct HMDA institutions are not licensed mortgage companies.
• FDIC CERT ≠ DoBS mortgage license. Depository ≠ mortgage lender.
• PHFA participation ≠ DoBS mortgage-license universe.
• Open Data Mortgage Lender rows ≠ NMLS Consumer Access census. Lender ≠ broker ≠ servicer ≠ MLO.
• DoBS ~28,450 mixed non-bank licensees ≠ Pennsylvania mortgage companies.
• CFPB complaints ≠ DoBS orders. Do not add them into one adverse total. Search-only and missing ≠ zero.
• No Trust Score, paid ranking, or best/safest/vetted conclusions.