504 lending data
Which CDC and which bank do you need for a 504 loan in Pennsylvania?
The CDCs and first-mortgage banks that actually closed SBA 504 projects in Pennsylvania, including which pairs work together most often.
416 SBA 504 projects were approved in Pennsylvania recently, at a median total project size of $1,485,750. The busiest CDC was Empire State Certified Development Corporation with 112 loans, and the most active first-mortgage bank was Enterprise Bank.
You need two lenders, not one
This is the thing that trips up most first-time 504 borrowers. A 504 project is a stack: a bank provides roughly 50% as a first mortgage, a Certified Development Company provides roughly 40% as an SBA-backed second mortgage, and you put in about 10%. Both institutions have to approve, and they have to be willing to work with each other.
What 504 lending in Pennsylvania looks like
Computed from SBA 504 loan-level FOIA data released 2026-06-30, covering projects approved fiscal years 2023 to 2026, using data released June 2026.
| Measure | Pennsylvania | All 504 borrowers |
|---|---|---|
| Projects approved | 416 | 22,192 |
| Median CDC portion | $655,000 | $730,000 |
| Median total project | $1,485,750 | $1,642,000 |
| Median term | 25 years | 25 years |
| Share to newer businesses | 17.8% | 16.5% |
| Charge-off rate, mature cohorts | 9.4% | 8.0% |
| Jobs supported | 5,322 | 235,155 |
Which CDCs are active in Pennsylvania
CDCs are non-profits licensed by the SBA, and they are regional — most serve a defined territory. These are the ones actually closing projects here.
| CDC | 504 loans, fiscal years 2023 to 2026, using data released June 2026 |
|---|---|
| Empire State Certified Development Corporation | 112 |
| South Eastern Economic Development Company of Pennsylvania | 102 |
| NEPA Alliance Business Finance Corporation | 76 |
| Regional Development Funding Corporation | 64 |
| Trenton Business Assistance Corporation | 20 |
| EDC Finance Corporation | 14 |
| SEDA-COG Local Development Corporation | 10 |
| Northeastern Economic Development Company of PA-CDC, Inc | 7 |
Which banks write the first mortgage
The bank half of the stack is a conventional commercial mortgage on the bank's own terms. A bank that has closed dozens of 504s knows the process; one that has closed none will add weeks.
| Bank | 504 loans, fiscal years 2023 to 2026, using data released June 2026 |
|---|---|
| Enterprise Bank | 21 |
| Quaint Oak Bank | 16 |
| Fulton Bank | 15 |
| The Dime Bank | 14 |
| QNB Bank | 14 |
| PNC Bank | 13 |
| Peoples Security Bank and Trust Company | 13 |
| First National Bank of Pennsylvania | 12 |
The pairings that actually close
This is the useful part, and it is not published anywhere else. Both lenders have to approve and coordinate two simultaneous closings. Pairs that have already done it together dozens of times are a materially smoother experience than assembling a new combination.
| CDC (second mortgage) | Bank (first mortgage) | Projects together |
|---|---|---|
| Regional Development Funding Corporation | Enterprise Bank | 20 |
| Empire State Certified Development Corporation | Quaint Oak Bank | 15 |
| NEPA Alliance Business Finance Corporation | The Dime Bank | 14 |
| South Eastern Economic Development Company of Pennsylvania | QNB Bank | 9 |
| NEPA Alliance Business Finance Corporation | Wayne Bank | 9 |
| Regional Development Funding Corporation | First Commonwealth Bank | 9 |
| NEPA Alliance Business Finance Corporation | Fidelity Deposit and Discount Bank | 8 |
| Empire State Certified Development Corporation | First National Bank of Pennsylvania | 8 |
How to use this
- Call two CDCs from the table above. Ask whether your project type and county are in their territory, and what their current turnaround is.
- Ask each CDC which banks they close with most. Compare their answer to the pairings table — if it matches, you are on a well-worn path.
- Check the occupancy rule before anything else. You must occupy at least 51% of an existing building, or 60% of new construction. Investment property is not eligible.
- Order the appraisal and Phase I environmental early. They are the most common cause of a delayed 504 closing.
- Understand the rate timing. The CDC portion prices at a debenture sale after closing, not at approval. See the rates page for current levels.
Compare other states
- Busiest 504 markets: California, Florida, Texas, Illinois, Utah, Minnesota, Massachusetts, New York