These are the questions buyers and sellers ask me most in Lebanon County and across Central Pennsylvania. If you don't see yours here, call or text me at 717-203-2383. I'm happy to talk it through.

Buyer Questions

Do I need to be pre-approved before looking at homes in Lebanon County?

Yes. Get pre-approved before you start touring. Sellers here expect a pre-approval letter with your offer, and it shows you what price range actually works for you. If you need help finding a lender, I can connect you with one I trust.

How long does it take to buy a house in Central PA?

Most financed purchases close about 30 to 45 days after the offer is accepted. Cash purchases can close faster. The home search itself can take a few weeks or a few months, depending on your price range and how many homes are on the market in your area.

Are there first-time home buyer programs in Pennsylvania?

Yes. Pennsylvania has first-time buyer and down payment assistance programs through PHFA, and some local banks offer their own programs. Which ones fit depends on your income, the home and the area. A good lender will check what you qualify for, and I can put you in touch with one.

What should I look for when touring a home?

Look past the paint and staging at the roof, foundation, windows, water stains and how the property drains. With 27 years in construction, I'll point out obvious issues as we walk through so you can ask the right questions. You should still hire a licensed home inspector before you buy.

What happens at closing in Pennsylvania?

In Pennsylvania, closing is usually called settlement and is held at a title company. You'll sign the loan and transfer documents, the funds change hands and you get the keys. I'll walk you through what to bring and what to expect beforehand.

Seller Questions

What is my home worth in Lebanon County?

Your home is worth what similar homes near you have recently sold for, adjusted for condition, updates and location. Online estimates are a starting point but often miss what's inside the house. I'll put together a free market analysis using recent local sales so you see a realistic price range.

How long does it take to sell a house in Central PA?

It depends on price, condition and the local market, and the market changes from season to season and year to year. A well-priced home that shows well can sell within the first few weeks. I'll show you what's happening in your area right now so we can set the right price and expectations. After an offer is accepted, closing usually takes another 30 to 45 days.

Should I make repairs before I sell?

Not always. Some fixes help a home sell faster, and others aren't worth doing before you list. My construction background helps me spot the obvious issues buyers will notice, so we can decide together what's worth handling and what to leave.

How will you market my home?

Every listing gets professional photography and goes on Bright MLS, which sends it to Zillow, Realtor.com and all other major home search sites. From there, I promote it in several ways:

• Paid online advertising targeted to buyers searching in your area
• Posts on my Google Business Profile, so it shows up when people search Google
• My Nextdoor business page, which reaches neighbors who may know someone looking to move nearby
• Social media posts
• Buyers already in my database who are looking in your area

We'll go over the plan for your home before it hits the market.

Can I buy a new home before selling my current one?

Often, yes. There are a few common ways to handle it:

• Home sale contingency: Your offer on the new home depends on your current home selling. It protects you, but some sellers are less likely to accept it when the market is busy.
• Settlement contingency: Your current home is already under contract, and your purchase depends on that sale closing.
• Buy first with financing: Some buyers can qualify for the new home before selling, or use a bridge loan or home equity to cover the gap.
• Same-day closings: We line up the sale of your current home and the purchase of your new one on the same day.

The right choice depends on your finances and the market at the time. We'll talk through your situation, and I can bring in a lender to see which option works for you.

Working With Rod

What areas do you serve?

I'm based in Lebanon County and help buyers and sellers throughout Lebanon, Lancaster, York, Dauphin, Cumberland, Berks and Schuylkill Counties. That includes towns like Lebanon, Annville, Palmyra, Myerstown, Jonestown, Hershey, Hummelstown, Harrisburg, Mechanicsburg, Camp Hill, Ephrata, Lititz, Manheim, Elizabethtown, Lancaster, York, Reading and Pine Grove. If you're buying or selling anywhere in Central PA, reach out.

What makes you different from other agents?

I spent 27 years in construction, including 18 years running my own excavating company, before I got into real estate in 2018. Since then I've helped with over 200 transactions. That background helps me notice things about a property that buyers and sellers should know about.

Are you available evenings and weekends?

Yes. I'm available 7 days a week from 7 AM to 9 PM, and I try to get back to every call or text the same day.

Do you work with investors?

Yes. I work with investors and fix-and-flip buyers and can send you properties that fit what you're looking for as they come up.

I'm moving to Central PA from another area. Can you help?

Yes. I can tell you about the towns, school districts and commute options, set up a home search for you, and schedule showings around your visits. If you live too far away to travel every time a home you like comes on the market, I can walk you through it on a live video call, like Zoom, or send you a video tour. That way you won't miss out on a good home while you're still out of town.

Have a Question That's Not Here?

Call or text Rod Martin at 717-203-2383 or email rod@property-dream.com.

Iron Valley Real Estate of Lebanon | 717-769-2986