SBA Financing in Bucks, Chester, Delaware and Montgomery Counties

Same rules, different ground

If your business is in Bucks, Chester, Delaware or Montgomery County, the SBA program rules are the same ones that apply to everyone else. Start with 7(a), 504 and what lenders look at, and then add the local layer below. Philadelphia has its own set of issues, covered in SBA financing in Philadelphia.

We cover these four counties together on purpose. The SBA side of the story doesn’t differ between them, and splitting them into near-identical pages wouldn’t help you. Where the counties do differ, we say so.

What varies, and what to check

Zoning and permitted use (everywhere, and by municipality)

Pennsylvania counties contain many townships and boroughs, and each sets its own zoning and permitting. Two buildings a mile apart can have different rules. If you’re buying a building or a business with a specific use (a restaurant, a medical office, a light-industrial shop), confirm permitted use before you commit. It’s a common source of late surprises.

Property types you’re likely to see

Suburban deals tend to involve a different mix from the city, often with more purpose-built commercial space:

• Small office and medical buildings
• Flex and light-industrial space
• Retail in strip centers and main-street corridors
• Free-standing buildings with parking

Parking, access, signage rules and the condition of older systems tend to matter. Buying a building your business will occupy is covered in buying your building.

Who the local players are

For 504 loans, a Certified Development Company works within a service area. Ask which one covers your county and whether it works with the bank you’re talking to. For help with plans and numbers, Pennsylvania’s small business development centers and SCORE mentors are available regionally. We can’t recommend specific lenders or advisors, but you can interview a few and ask how often they do SBA loans like yours.

Taxes and carrying costs

Property tax rates and structures differ by county, municipality and school district, so the cost of owning can vary a lot between two similar buildings. Put the actual figures into your cash-flow math. For purchases, transfer taxes and closing costs apply too; a title or closing attorney can give you exact amounts.

County notes (short, on purpose)

We keep these brief and practical, because the useful differences are at the municipal level.

• Bucks County: a mix of older town centers and newer commercial corridors; confirm zoning by municipality.
• Chester County: a mix of established boroughs and more rural areas; the type of land and utilities available can matter for some projects.
• Delaware County: an older, closely built-up area close to the city; building age and condition often come up.
• Montgomery County: a broad range, from dense inner suburbs to larger commercial and office areas; property costs vary widely by location.

These are general impressions, not data. If you want to know about a specific area, check local sources and talk to a local professional.

Buying a business here

The steps are the same as anywhere: structure the sources and uses, understand the cash flow, line up your documents, and get the seller’s information. See buying a business with an SBA loan, equity injection and seller notes and documents you’ll need.

For loan counts, sizes and the most active lenders in each county, see the SBA loan data for Bucks, Chester, Delaware and Montgomery counties.

Next step

If you’re in one of these counties and thinking about buying, building or borrowing, tell us what you’re trying to do. We’ll give you an honest read and a clear picture of your options, SBA or otherwise.