CM Mortgage Services Inc.

CM Mortgage Services Inc. CM Mortgage Services Inc is a family owned mortgage broker located in West Chester, PA that has been providing mortgage services for the past 41 years.
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CM Mortgage Services Inc. is a family owned mortgage broker located in West Chester, PA for the past 27 years. We provide Conventional, FHA, VA, USDA, Jumbo and Reverse mortgage financing. At CM Mortgage we listen to what you want to find the best mortgage product to fit your individual situation. Unlike a traditional bank we have over 30 lenders to find the best rate and product for you. We belie

ve in building strong customer relationships and personalized customer services which separates us from our competition. NMLS #143821

Two buyers in Chester County can offer the same price on the same house, and the seller picks one before the numbers are...
09/03/2026

Two buyers in Chester County can offer the same price on the same house, and the seller picks one before the numbers are even final. A big reason why is the type of loan on the offer.

Right now, sellers are favoring conventional offers in bidding wars. National data shows the vast majority of sellers choose conventional when they have options, and it comes down to how certain the offer feels, not how good the loan actually is. FHA and VA appraisals include property condition standards, and many sellers still wrongly believe those loans are slow to close.

Here is what most buyers do not hear. FHA and VA are strong programs that win here all the time. They carry no loan level price adjustments, so a buyer with a mid range credit score often gets a better rate on FHA or VA than on conventional. When these offers lose, it is about seller perception, not the loan.

The good news for fall: with kids back in school and more homes coming to market in September and October, competition eases, and that is exactly when an FHA, VA, or USDA offer has room to win. The full breakdown, including how to make your offer look as safe as a conventional one, is at the link.

https://www.cmmortgage.com/conventional-loans-chester-county-bidding-wars/

One question I hear from first time buyers:“J.R., I already gave $10,000 with my offer. Is that on top of my down paymen...
09/01/2026

One question I hear from first time buyers:

“J.R., I already gave $10,000 with my offer. Is that on top of my down payment and closing costs?”

Usually, no.

Your earnest money deposit is generally money you have already put toward the purchase. If you make it to settlement, it is normally credited toward your cash to close.

The other important part is documentation. I may need to see the canceled check, transfer information, and where the money came from.

I explain it in my newest Chester County mortgage article:

https://www.cmmortgage.com/earnest-money-chester-county-pa/

I'm not an attorney, but wanted to write a blog that offers some practical advice or some things to consider if your thr...
08/27/2026

I'm not an attorney, but wanted to write a blog that offers some practical advice or some things to consider if your through a divorce and wanted to see how a mortgage situation would play out.

It's to important to understand the house, the divorce agreement, and the mortgage are three separate pieces. A settlement may say one spouse keeps the home, but that does not automatically remove the other spouse from the existing mortgage.

There can also be questions about equity buyouts, refinancing, debt to income, support payments, and qualifying to purchase another home.

I wrote a new article explaining the mortgage side of divorce in Chester County.

https://www.cmmortgage.com/divorce-mortgage-chester-county-pa/

If part of your income comes from commission, bonuses, or overtime, your W2 does not always tell me what income I can us...
08/18/2026

If part of your income comes from commission, bonuses, or overtime, your W2 does not always tell me what income I can use to qualify you for a mortgage.

I have had borrowers ask:

“J.R., I made $115,000 last year. Why aren't you using $115,000?”

Because with variable income, we have to look at the history, the current year, and whether the income is stable, increasing, or declining.

I broke down how this works in my newest Chester County mortgage article.

https://www.cmmortgage.com/commission-income-mortgage-chester-county-pa/

I saw a conversation in a Delco Facebook group asking how a roughly $500,000 house can turn into a $4,400 monthly paymen...
08/13/2026

I saw a conversation in a Delco Facebook group asking how a roughly $500,000 house can turn into a $4,400 monthly payment.

It is a fair question.

The answer is that buyers are not paying for just the mortgage.

You have the principal and interest, property taxes, homeowners insurance, mortgage insurance if applicable, and sometimes HOA fees.

And in Delaware County, the taxes can make a big difference.

I broke down a real-world $525,000 example in my newest article.

The biggest takeaway?

Do not just ask, “How much house can I afford?”

Ask, “What monthly payment am I actually comfortable with?”

https://www.cmmortgage.com/delaware-county-pa-home-affordability/

Here is something a lot of buyers do not realize.A townhome and a condo can look exactly the same from the street, but t...
08/11/2026

Here is something a lot of buyers do not realize.

A townhome and a condo can look exactly the same from the street, but the financing can be very different.

You can have great credit, plenty of income, and a solid preapproval and still run into a mortgage issue because of the condominium project.

HOA fees, insurance, special assessments, association finances, and property condition can all matter.

I wrote a new article explaining what to look for before you get too far into the transaction.

https://www.cmmortgage.com/condo-financing-chester-county-pa/

The offer was accepted. The inspection was completed. The buyer had already started thinking about moving dates and furn...
08/06/2026

The offer was accepted. The inspection was completed. The buyer had already started thinking about moving dates and furniture.

Then the appraisal came back $20,000 below the purchase price.

This is one of the most stressful calls a homebuyer can receive, but a low appraisal does not automatically mean the transaction is over.

The first thing buyers need to understand is that the lender calculates the mortgage using the lower of:

1. The purchase price
2. The appraised value

Here is an example.

A buyer agrees to purchase a home for $500,000 with 5% down.

The original plan is:

Purchase price: $500,000
Down payment: $25,000
Loan amount: $475,000

The appraisal comes in at $480,000.

At 95% financing, the revised maximum loan becomes $456,000.

The buyer still owes the seller $500,000, so the contribution toward the purchase price increases from $25,000 to $44,000.

That is approximately $19,000 in additional cash.

The appraisal gap is $20,000, but the extra cash requirement is not always exactly the same as the gap. The original down payment and revised loan structure matter.

The buyer and seller may be able to renegotiate. The financing may be restructured. We may also review the appraisal for factual errors, questionable adjustments, or better comparable sales and submit a reconsideration of value through the proper process.

I cannot call the appraiser and pressure them to reach a specific value. Appraisal independence rules are strict, and all communication must go through the lender and appraisal management company.

I also want buyers to be realistic. We have the right to request a reconsideration, but it is difficult to get a value changed unless we identify a meaningful error or stronger market information.

My new article explains the complete process, the buyer’s options, and how to prepare for an appraisal gap before submitting an offer.

https://www.cmmortgage.com/low-appraisal-chester-county-pa/

J.R. Conway | CM Mortgage Services Inc. | NMLS #147631

All loans subject to approval. Equal Housing Lender.

I have this conversation with first-time homebuyers every week.They have been saving for a house. They know a convention...
08/04/2026

I have this conversation with first-time homebuyers every week.

They have been saving for a house. They know a conventional loan may allow them to put as little as 3% down. They calculate the down payment and think they are almost ready.

Then I show them the complete number.

The down payment is only one part of the money you may need to purchase a home.

I tell buyers to think about their money in three separate buckets:

The first bucket is the down payment.

The second bucket is closing costs and prepaid expenses.

The third bucket is the money they should still have left after settlement.

In Pennsylvania, closing costs may include realty transfer tax, title insurance, appraisal and lender charges, homeowners insurance, prepaid interest, and the money needed to establish a property tax and insurance escrow account.

For planning purposes, I often tell Chester County buyers to allow roughly 4.5% to 5% of the purchase price for closing costs and prepaid expenses before any credits. The actual number can be lower or higher depending on the specific property and transaction.

For example, on a $500,000 purchase with 3% down:

Down payment: $15,000

Estimated closing costs and prepaid expenses: $22,500 to $25,000

Estimated total before applying the earnest money deposit or any credits: $37,500 to $40,000

That does not mean buying a home is out of reach. It means you need the full picture before you begin making offers.

My new article explains closing costs, earnest money, seller assistance, lender credits, family gift funds, escrows, and the cash cushion buyers should consider keeping after settlement.

https://www.cmmortgage.com/closing-costs-chester-county-pa/

Two Chester County homes. Same $550,000 price.One costs $183 a month more than the other. Forever.The reason? Property t...
07/31/2026

Two Chester County homes. Same $550,000 price.

One costs $183 a month more than the other. Forever.

The reason? Property taxes change by township.

Your tax bill is three taxes added together:

County. Same everywhere. 5.164 mills in 2026.
Municipal. Set by each township.
School district. The big one. And it swings hard.

West Chester Area School District: about 23 mills.
Coatesville Area: about 44 mills.

Nearly double, on the largest part of your bill, depending only on where the house sits.

The surprise most buyers miss: a low purchase price does NOT mean low taxes. Some of the cheapest areas sit in the highest millage districts.

And this is the number national online lenders get wrong. Their estimate is a county average. It does not know your house is in a 44 mill district. You find out at closing.

I pull the real millage for the exact parcel before you write an offer.

Full breakdown in the link in bio.

Two Chester County homes. Same $550,000 price.One costs $183 a month more than the other. Forever.The reason? Property t...
07/30/2026

Two Chester County homes. Same $550,000 price.

One costs $183 a month more than the other. Forever.

The reason? Property taxes change by township.

Your tax bill is three taxes added together:

County. Same everywhere. 5.164 mills in 2026.
Municipal. Set by each township.
School district. The big one. And it swings hard.

West Chester Area School District: about 23 mills.
Coatesville Area: about 44 mills.

Nearly double, on the largest part of your bill, depending only on where the house sits.

The surprise most buyers miss: a low purchase price does NOT mean low taxes. Some of the cheapest areas sit in the highest millage districts.

And this is the number national online lenders get wrong. Their estimate is a county average. It does not know your house is in a 44 mill district. You find out at closing.

I pull the real millage for the exact parcel before you write an offer.

https://www.cmmortgage.com/chester-county-pa-property-taxes-by-township/

Address

1240 West Chester Pike, Ste 212
West Chester, PA
19382

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm

Telephone

+16104306852

Website

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