EMD Funding in Philadelphia, PA | Swift Deal Funding
EMD Funding in Philadelphia, PA
EMD funding puts the earnest money deposit on a Philadelphia contract so you can lock up a property without draining your own working capital. Swift Deal Funding wires the deposit — generally $5,000 to $25,000 — straight to your title company or closing attorney, usually within 24 hours. In Philadelphia’s rowhome market, where sale prices cluster around $275,000, a fast, firm deposit is often what wins a contract on a hot Kensington or West Philly listing over a slower buyer.
The deposit must be refundable under your contract’s inspection or due-diligence terms. No credit check, no income docs, no tax returns.
How EMD funding works in Philadelphia
We send the deposit directly to the Pennsylvania title company or closing attorney handling the deal — never to you — after the title agent confirms in writing that the EMD is refundable under your contract. Pennsylvania is a wet-funding state and closings settle through title or an attorney, so the deposit sits where it belongs from day one.
The Philadelphia caveat is about what happens next. If you plan to assign or wholesale the property, the city’s Chapter 9-5200 requires a Residential Property Wholesaler license and a written seller disclosure at least three days before assignment, and Pennsylvania has tightened wholesaling rules statewide. EMD funding doesn’t trigger those rules — your assignment activity does — but plan for them so your exit isn’t blocked after you’ve committed a deposit. Confirm specifics with a local Pennsylvania closing professional.
Pricing
Two options on every EMD:
| Option | Upfront | At Close |
|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD |
| B | 10% of EMD (min $1,000) | 0% (most popular) |
Example: a $15,000 EMD under Option B costs $1,500, paid once, with nothing at closing.
What you’ll need
- Executed purchase contract with refundable EMD language
- Title company or closing attorney contact
- Written confirmation from title that the EMD is refundable per contract
- Your ID
No credit, income, or tax verification.
A typical Philadelphia EMD scenario
You find a vacant West Philadelphia rowhome listed at $260,000 and want to lock it before a cash buyer does. The contract calls for a $10,000 deposit, refundable through a 10-day inspection window. You apply at 9 AM; we confirm refundable terms with the title company and wire $10,000 the same day. Under Option B you pay $1,000, and your own cash stays free to chase the next deal while you line up an end buyer.
Apply
Submit your contract and title contact online — usually under 10 minutes. Same-day wire is possible for complete files before 11 AM Eastern. We coordinate directly with your Pennsylvania title company.
Frequently Asked Questions
Do Philadelphia wholesaler rules apply when I only need EMD funding? +
EMD funding just gets your earnest money deposit to the title company so you can tie up the contract. But if you intend to wholesale or assign the Philadelphia property, the city's Chapter 9-5200 license and the three-day written seller disclosure still apply, as do Pennsylvania's statewide wholesaling rules. That's separate from the deposit we fund. We send the EMD; you handle licensing and disclosure. Confirm your obligations with a Pennsylvania closing professional before contracting.
How fast can you fund earnest money on a Philadelphia rowhome deal? +
Typically within 24 hours of a complete file and title confirmation, and same-day for clean files submitted before 11 AM Eastern. That speed matters in tight Kensington and Fishtown markets where sellers want a fast, firm deposit. We wire directly to your Pennsylvania title company or closing attorney, never to you, and the deposit stays refundable under your contract's inspection and due-diligence terms.
Is my earnest money refundable if a Philadelphia deal falls through? +
Only to the extent your contract makes it refundable. We require refundable EMD language and written confirmation from the title company before funding. If you cancel within your inspection or due-diligence window, the deposit returns to us per those terms. If you breach the contract or let a contingency lapse, the deposit can be at risk — which is exactly why we underwrite the contract language up front. Confirm contingency terms with a Pennsylvania closing professional.
Apply for EMD Funding in Philadelphia, PA
Submit your application online — same-day decisions for complete files before 2 PM Eastern.