A wide range of loan options from agricultural and business-purpose lenders across Pennsylvania — for farm purchases, farmland and raw land, and agricultural building construction.
Financing a farm, land purchase, or agricultural building in Pennsylvania is done through agricultural and business-purpose lenders rather than a standard home mortgage. There are many options available — Farm Credit, community banks, USDA Farm Service Agency programs, and Pennsylvania state programs like the Next Generation Farmer Loan. Contact me and we'll go through the ones that fit your purchase.
Working farms, tillable acreage, pasture, and mixed-use agricultural ground anywhere in Pennsylvania.
Farmland, raw land, building lots, and farmettes — including ground with no structures on it.
Poultry houses, dairy barns and parlors, equipment sheds, shops, greenhouses, and grain systems.
Program figures last verified: August 2026
Most Pennsylvania farm and land purchases are financed with an agricultural or business-purpose loan from Farm Credit, a community bank, or a USDA-backed program. These differ from home mortgages in down payment, term length, and how the property is underwritten. Comparing several options typically matters more than any single rate.
An agricultural loan is underwritten differently than a house. A residential lender looks mostly at the borrower. An ag lender looks at the ground itself — soil productivity, tillable versus wooded acres, road frontage, buildings, existing leases, and whether the operation produces income. Two lenders can look at the same farm and reach meaningfully different conclusions.
That's the whole reason to compare. Farm Credit associations, community banks, USDA programs, and national agricultural lenders all compete for the same purchases, and their terms, timelines, and appetite for unusual ground vary widely. A lender that's excellent on a 120-acre working dairy may have no interest in twelve wooded acres with no structures.
My job is to represent you on the purchase and make sure you see the options that realistically fit the property you're buying. If you want to know what comparable ground has been selling for first, start with a free Pennsylvania farm valuation.
For working farms, tillable acreage, pasture, and mixed-use agricultural ground across Pennsylvania. Lenders weigh soil quality, the tillable-to-woodland ratio, existing leases, and whether the operation generates income. Terms are generally more flexible on productive ground with structures than on bare land.
A raw land loan is financing for undeveloped ground with no buildings on it. Fewer lenders participate and the terms are typically stricter — often in the range of 20–40% down with shorter terms than a home loan. Farm Credit and a number of Pennsylvania community banks do actively lend on bare ground. Figures vary by lender, parcel, and borrower.
More detail: raw land loans in Pennsylvania.
Agricultural construction financing covers poultry houses, dairy barns and parlors, equipment sheds, shops, greenhouses, and grain systems. For poultry, the integrator model drives the underwriting: the grower owns the houses while the integrator owns the birds and supplies feed, so lenders typically require a signed integrator or production contract. New poultry houses are often financed up to about 15 years, with payments timed to flock cycles.
More detail: agricultural construction and poultry house financing.
For small acreage with outbuildings and livestock in limited numbers. This is a common Pennsylvania purchase and a frequent source of frustration, because some national hobby-farm programs don't lend in Pennsylvania at all. That usually makes local Farm Credit and community-bank options the better fit. See what's currently available on the Pennsylvania farmette side.
More detail: hobby farm and farmette financing.
First-time buyers often combine programs rather than relying on one loan. A typical structure stacks the USDA FSA Down Payment Program, which can require as little as 5% down, with Pennsylvania's Next Generation Farmer Loan and a community bank or Farm Credit loan for the balance. Eligibility rules apply and program limits are adjusted periodically.
More detail: beginning farmer financing in Pennsylvania.
Member-owned agricultural lenders serving Pennsylvania. Horizon Farm Credit distributed $72.3 million in patronage to members in 2025, which the association reported as effectively reducing members' 2024 borrowing rate by about 1%. Many products carry fixed rates with no prepayment penalty, and Farm Credit has experience with conservation easements.
Verify current terms directly with the lender or program.FSA makes Direct Farm Ownership loans up to $600,000 and guarantees Farm Ownership loans made through commercial lenders up to $2,343,000 for FY2026. Its Down Payment Program for beginning farmers can require as little as 5% down. These limits are adjusted annually.
Verify current terms directly with the lender or program.The Next Generation Farmer Loan uses federal tax-exempt financing to lower a first-time farmer's rate, with a 2026 maximum of $682,000. It is administered locally by county industrial development authorities and can often be combined with the PIDA Agriculture Fund or a USDA loan. PA Treasury AgriLink supports conservation practices.
Verify current terms directly with the lender or program.Relationship-based agricultural lending from community banks across Pennsylvania. Local decision-making and genuine familiarity with the ground in a given county can matter as much as the headline terms, particularly on unusual parcels or properties other lenders decline.
Verify current terms directly with the lender or program.For larger parcels or specialized operations, national farm mortgage sources can occasionally beat local terms. Many set acreage or loan-size minimums that rule out farmettes and small parcels. I'll tell you honestly when a national option is genuinely the stronger one.
Verify current terms directly with the lender or program.Farm Credit is member-owned and returns patronage to borrowers, which can lower effective cost. Community banks often decide faster and understand specific county ground. USDA FSA programs exist to serve beginning farmers and buyers who can't get conventional credit. The right answer depends on the property, your experience, and your timeline.
| Farm Credit | Community Bank | USDA FSA | |
|---|---|---|---|
| Best suited for | Working farms and agricultural operations of most sizes | Local buyers, unusual parcels, and relationship borrowers | Beginning farmers and buyers underserved by conventional credit |
| Typical strengths | Agricultural specialization; patronage returned to members | Local decision-making and county-specific knowledge | Program terms designed for access rather than profit |
| Down payment feel | Varies by property and operation | Varies; relationship and collateral influence terms | Down Payment Program can require as little as 5% |
| Decision speed | Structured process with agricultural underwriting | Often the fastest, with in-market decision makers | Slower; government program eligibility and paperwork apply |
| Notable feature | Patronage distributions and experience with easements | Willingness to look at ground other lenders decline | Direct and guaranteed options, with published loan limits |
General comparison only — terms vary by lender, property, and borrower. Confirm current details with each lender.
It varies by lender and property type. Raw land with no structures commonly requires 20–40% down. Farms with income and buildings often require less. The USDA FSA Down Payment Program for beginning farmers can require as little as 5%. Every figure here varies by lender, parcel, and borrower.
What actually moves the number is the collateral itself. Productive tillable ground with buildings and road frontage supports more financing than steep wooded acreage with no access. If the property generates income — a crop lease, a poultry contract, pasture rent — that income can change how a lender sizes the loan.
Your own history matters too. Documented farming experience, an operating history, and program eligibility as a beginning farmer all affect what's available. Two buyers making offers on the same farm can face genuinely different down payment requirements, which is exactly why looking at more than one option is worth the time.
In Lancaster and the surrounding south-central counties, a meaningful share of farm transactions involve Plain community buyers, and the market reflects that: transactions are frequently cash-heavy, and underwriting tends to be relationship-based where financing is used. Several community banks have built their agricultural lending around serving this market well. This describes how the local market functions, not an affiliation or endorsement.
A conservation easement limits development while keeping the ground productive. That affects both appraisal and which lenders are comfortable, because the restricted value differs from an unrestricted comparable. Some lenders and appraisers handle easement-encumbered ground routinely; others avoid it. I help identify the ones who understand preserved farms.
When a purchase involves contract poultry or a dairy tied to a processor, the contract is often the underwriting centerpiece — sometimes more so than the borrower. Lenders want to see the agreement, its term, and how payments flow. Knowing this in advance prevents a late surprise.
Bare land is the hardest category to finance and the one where buyers most often hear no. There's no dwelling to appraise, no income, and limited comparable sales. A smaller set of lenders participates, and terms are tighter. Knowing which ones actually do it is most of the battle.
Most farm purchases in Pennsylvania are financed with an agricultural or business-purpose loan rather than a home mortgage. Options include Farm Credit, community banks, USDA Farm Service Agency loans, and Pennsylvania's Next Generation Farmer Loan. Contact Aaron Glick to talk through the options that fit your purchase.
Yes. Fewer lenders finance raw or bare land with no buildings, and terms are stricter — often 20–40% down with shorter terms than a home loan. Farm Credit and a number of Pennsylvania community banks actively lend on raw ground. Aaron Glick can point you to the ones that finance undeveloped parcels.
It varies by lender and property. Raw land often requires 20–40% down; farms with income and structures may require less. USDA FSA's Down Payment Program for beginning farmers requires just 5% down. Aaron Glick can help you compare down-payment requirements across lenders and programs.
Yes. Agricultural construction financing covers poultry houses, and lenders typically require a signed contract with an integrator. New poultry houses are often financed up to about 15 years with payments timed to flock cycles. Aaron Glick works with lenders experienced in integrator-backed construction across Pennsylvania.
Yes. Agricultural construction financing covers dairy barns, equipment sheds, shops, and greenhouses. Terms and down payment depend on the lender, your operation, and whether you already own the land. Aaron Glick can help identify options for the specific structure you're building.
Beginning farmers often combine programs: the USDA FSA Down Payment Program with 5% down, Pennsylvania's Next Generation Farmer Loan at up to $682,000 in 2026, and a community bank or Farm Credit loan. These can sometimes be stacked. Aaron Glick can help map an affordable package.
Often yes, but a conservation easement limits development, which affects appraisal and which lenders will lend. Some lenders and appraisers handle easement-encumbered ground well, and seller financing is also common. Aaron Glick can help find options for preserved farms in Pennsylvania.
For FY2026, USDA FSA guarantees farm loans made through commercial lenders up to $2,343,000, and makes direct Farm Ownership loans up to $600,000. These limits are adjusted annually. Aaron Glick can connect you with FSA-approved lenders; the loan itself is made by USDA or a participating lender.
It's a Pennsylvania program that uses federal tax-exempt financing to lower a first-time farmer's interest rate for buying farmland, equipment, or buildings. The 2026 maximum is $682,000. It is administered locally by county industrial development authorities and can often stack with PIDA Ag Fund or USDA loans.
It depends. Farm Credit lenders like Horizon return patronage to members — Horizon distributed $72.3 million in 2025, effectively reducing members' borrowing rate by about 1% — and specialize in agriculture. Local banks may offer faster, relationship-based decisions. Aaron Glick compares both so you see the real difference.
With a direct loan, USDA lends to you directly, up to $600,000 for farm ownership. With a guaranteed loan, a bank or Farm Credit lender makes the loan and USDA guarantees a large share of it, up to $2,343,000 in FY2026. Aaron Glick can help you understand which path fits your situation.
Yes. There are options for small acreage, farmettes, and hobby farms across Pennsylvania. Some national hobby-farm programs don't lend in Pennsylvania, so local Farm Credit and community-bank options often fit better. Aaron Glick can match the property type to the right lender.
Yes. Some land and lot loans let you purchase now and build when you're ready, and construction financing can convert to long-term financing at completion. Several agricultural lenders offer one-time-close construction options. Aaron Glick can help find terms that match your building timeline.
Aaron Glick works with a range of agricultural and business-purpose lenders across Pennsylvania. That covers farm and farmland purchase financing, raw land and lot financing, agricultural building construction financing for poultry houses, dairy barns, shops and greenhouses, farmette financing, and beginning farmer programs. Contact Aaron to talk through your options.
Nothing. Talking through financing options is part of representing you as a buyer. Under Pennsylvania rules you are never required to use any lender or service mentioned, and Aaron Glick discloses in writing any financial interest he has in a service he refers you to.
Aaron Glick serves farm and land buyers across Pennsylvania, with particularly deep market knowledge in the south-central counties — Lancaster, York, Lebanon, Berks, Chester, and Dauphin.
These options are for business-purpose and agricultural use — farm purchases, farmland, raw land, and agricultural buildings. For a property purchased primarily to operate as a farm or business, agricultural and commercial lenders are usually the right fit.
Contact Aaron Glick for a no-obligation conversation about your goals and the property you have in mind. He'll walk you through the financing paths that realistically fit and connect you with appropriate lenders and programs across Pennsylvania.
Farm Credit's patronage program is a real benefit — Horizon returned $72.3 million to members in 2025. But patronage is one factor among several. I compare Farm Credit against community banks, USDA programs, and national ag lenders so you know whether it's actually your lowest all-in cost, not just the most compelling pitch.
National online ag lenders can be a good fit for large parcels — but many set acreage or loan-size minimums, some don't lend in Pennsylvania at all, and none of them have walked the ground. I work these markets every day. I know which lenders finance raw land, farmettes, and preserved farms in Pennsylvania, and I represent you through the entire purchase.
If you're weighing a purchase, it helps to see Pennsylvania farms and land currently for sale, review recent closed sales, or read more about how I work.
Aaron Glick, REALTOR® · PA License #RS374368 · (717) 259-3930 · [email protected]
Lime House Realty · (717) 840-1355 · 2100 E Market Street, York, PA 17402
Program figures last verified: August 2026