As filed with the Securities and Exchange Commission on December 1, 2004.
                                                  Registration No. 333-_________

                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549


                                    FORM SB-2
                             REGISTRATION STATEMENT
                                    UNDER THE
                             SECURITIES ACT OF 1933

                             NITTANY FINANCIAL CORP.
- --------------------------------------------------------------------------------
                 (Name of Small Business Issuer in its charter)

              Pennsylvania                     6035              23-2925762
- ---------------------------------       -----------------    -------------------
(State or other jurisdiction            (Primary SIC No.)    (I.R.S. Employer
of incorporation or organization)                            Identification No.)

           116 EAST COLLEGE AVENUE, STATE COLLEGE, PENNSYLVANIA 16801
                                 (814) 234-7320
- --------------------------------------------------------------------------------
        (Address and telephone number, including area code, of principal
               executive offices and principal place of business)

                        DAVID Z. RICHARDS, JR., PRESIDENT
                             NITTANY FINANCIAL CORP.
           116 EAST COLLEGE AVENUE, STATE COLLEGE, PENNSYLVANIA 16801
                                 (814) 234-7320
- --------------------------------------------------------------------------------
            (Name, address and telephone number of agent for service)

                  PLEASE SEND COPIES OF ALL COMMUNICATIONS TO:
                             JOAN S. GUILFOYLE, ESQ.
                            MALIZIA SPIDI & FISCH, PC
                    1100 NEW YORK AVENUE, NW, SUITE 340 WEST,
                             WASHINGTON, D.C. 20005
                                 (202) 434-4660

Approximate  Date of  Commencement  of Proposed  Sale to the Public:  As soon as
practicable after this registration statement becomes effective.

If this Form is filed to register additional securities for an offering pursuant
to Rule 462(b) under the Securities Act, please check the following box and list
the  Securities  Act  registration  statement  number of the  earlier  effective
registration statement for the same offering. [ ].

If this Form is a  post-effective  amendment filed pursuant to Rule 462(c) under
the  Securities  Act,  check  the  following  box and  list the  Securities  Act
registration statement number of the earlier registration statement for the same
offering. [ ]

If this Form is a  post-effective  amendment filed pursuant to Rule 462(d) under
the  Securities  Act,  check  the  following  box and  list the  Securities  Act
registration  statement number of the earlier effective  registration  statement
for the same offering. [  ]
__________________

If delivery  of the  prospectus  is  expected  to be made  pursuant to Rule 434,
please check the following box. [ ]



                                              CALCULATION OF REGISTRATION FEE

- ---------------------------------------------------------------------------------------------------------------------
Title of Each
Class of Securities      Shares to be         Proposed Maximum             Proposed Maximum           Amount of
To Be Registered          Registered       Offering Price Per Unit     Aggregate Offering Price   Registration Fee
- ---------------------------------------------------------------------------------------------------------------------
                                                                                           
Common Stock,
$0.10 Par Value            150,000                 $26.00                     $3,900,000               $494.13
- ---------------------------------------------------------------------------------------------------------------------


The registrant hereby amends this  registration  statement on such date or dates
as may be necessary to delay its effective date until the registrant  shall file
a further amendment which specifically  states that this registration  statement
shall  thereafter  become  effective  in  accordance  with  Section  8(a) of the
Securities  Act of  1933  or  until  the  registration  statement  shall  become
effective on such date as the Commission,  acting pursuant to said Section 8(a),
may determine.




[NITTANY FINANCIAL CORP. LOGO]
                                   PROSPECTUS

                      UP TO 115,000 SHARES OF COMMON STOCK
                                  $26 PER SHARE

     Nittany  Financial  Corp.  is offering to sell up to 115,000  shares of its
common stock at $26.00 per share. Nittany intends to sell the shares through its
directors and officers,  who will use their best efforts to sell the shares. The
common  stock will be offered at a price of $26.00 per share,  first to existing
stockholders  for 20 days  (i.e.,  until  2004) and then to the  public  (to the
extent,  if any, stock is not purchased by existing  stockholders).  The minimum
purchase is 100 shares.  The stock is being offered to stockholders of record as
of  November  26,  2004.  To the extent the stock is not  purchased  by existing
stockholders,  a preference will be given to current  customers of Nittany Bank,
as described herein.  The offering is not underwritten and is not subject to the
sale of any  minimum  number  or dollar  amount of  shares.  Our  directors  and
executive officers plan to purchase at least _____ shares in the offering.

     The common stock is quoted on the OTC  Electronic  Bulletin Board under the
symbol  "NTNY."  Nittany's  common  stock  began  trading on the OTC  Electronic
Bulletin  Board on October 23, 1998 and Nittany  issued a 10% stock  dividend in
January  2001, a 10% stock  dividend in January  2002,  a 20% stock  dividend in
February 2003 and a 20% dividend in March 2004. Since January 1, 2004, the sales
prices have generally ranged from approximately $23 to $28 per share.

     The  offering  price does not  necessarily  reflect  the price at which the
common stock currently trades,  nor does the offering price necessarily  reflect
the price at which  Nittany's  common stock will trade  following  the offering.
Because the offering is expected to take place over a period of approximately 30
to 90 days, the market price could vary during the offering.

     On November __, 2004,  the last reported sales price of the common stock on
the OTC Electronic Bulletin Board was $_____ per share.

     INVESTING IN THE COMMON STOCK INVOLVES RISKS. SEE "RISK FACTORS"  BEGINNING
ON PAGE ___.

     THE SHARES OF COMMON STOCK  OFFERED BY THIS  PROSPECTUS  ARE NOT SAVINGS OR
DEPOSIT  ACCOUNTS  AND  ARE  NOT  INSURED  BY  THE  FEDERAL  DEPOSIT   INSURANCE
CORPORATION, THE SAVINGS ASSOCIATION FUND OR ANY OTHER GOVERNMENTAL AGENCY.

     NEITHER THE  SECURITIES AND EXCHANGE  COMMISSION  NOR ANY STATE  SECURITIES
COMMISSION HAS APPROVED OR  DISAPPROVED  OF THESE  SECURITIES OR PASSED UPON THE
ACCURACY OR ADEQUACY OF THIS PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY IS A
CRIMINAL OFFENSE.

                                                            PROCEEDS, BEFORE
                                  PRICE TO PUBLIC         EXPENSES, TO NITTANY
                                  ---------------         --------------------
PER SHARE:(1)                          $26.00                   $26.00

TOTAL MAXIMUM(1)                     $2,990,000              $2,990,000

- ----------------
(1)  Although  we are  offering  115,000  shares,  we have filed a  registration
     statement covering 150,000 shares. If we find that demand for the shares at
     the offering price is sufficient, we may sell some or all of the additional
     35,000 shares to current customers of Nittany Bank, as described herein. If
     we sold all of the  additional  shares,  gross  proceeds  to Nittany  would
     increase to $3,900,000.

     We plan to keep the offering open for  approximately  20 to 90 days, but we
may terminate it early or extend it. The offering  will  terminate no later than
June 30, 2005. We will conduct sequential  closings on approximately a bi-weekly
and/or monthly basis. We intend to deliver certificates  representing shares for
accepted  subscriptions  within  approximately  10 days  after  each  sequential
closing.

                THE DATE OF THIS PROSPECTUS IS DECEMBER __, 2004.


- --------------------------------------------------------------------------------


                             THE HISTORY OF NITTANY

                     
July-August 1997        Chairman Samuel J. Malizia and President David Z. Richards meet to form Nittany Bank.  Assemble
                        original board and create business plan.
December 1997           Nittany Financial Corp. is incorporated as a Pennsylvania corporation.
March 1998              Nittany Financial Corp. board of directors move forward with the formation and regulatory filings to
                        organize Nittany Bank.  Original board of directors include Samuel J.  Malizia, Chairman; David Z.
                        Richards, President and Chief Executive Officer; William A. Jaffe, Secretary; D. Michael Taylor and
                        Donald J. Musso.
March 1998              Agreement is signed with First Commonwealth Bank to assume the deposits and acquire certain assets of
                        two First Commonwealth branch locations in central State College.
July 1998               SEC declares effective final prospectus and initial public stock offering of Nittany Financial Corp.
                        begins.
August 1998             Richard C. Barrickman and John E. Arrington join the Nittany Bank executive management team.  David
                        Goodman and J. Garry McShea join the Board of Directors.
September 1998          Conditional regulatory approvals are received for approval of the holding company, FDIC insurance and
                        a federal banking charter.
October 1998            Final closing of stock offering. Nittany Financial Corp. is capitalized with $5.7 million in capital.
October 1998            Nittany Bank opens its doors as State College's hometown bank.  The slogan of "The Right Bank, The
                        Right Time" is adopted.
November 1998           Nittany Bank issues its first digitally imaged bank statement.  Customers can conveniently store all
                        statements for a year in a Nittany Bank binder.  24 Hour Telephone Banking,"The Nittany Line," is
                        introduced.
June 1999               Nittany Bank holds first meeting of Community Advisory Board of Directors to evaluate needs of the
                        community and solicit comments.
December 1999           Nittany Financial Corp. approaching $50 million in assets.
March 31, 2000          Nittany Financial Corp. completes secondary common stock offering, raising approximately $1.5 million
                        in gross proceeds.
August 2000             Third branch office and ATM are opened at Hills Plaza.  Fourth ATM is opened on Sowers Street,
                        downtown, State College.
January 2001            Nittany Financial Corp. issues a 10% stock dividend.
April 2001              Nittany Bank launches to its customers internet banking services, which offers personal and business
                        online banking and bill payment services.
October 2001            Nittany Financial Corp. completes secondary common stock offering, raising approximately $2.4 million
                        in gross proceeds.
December 2001           Nittany Financial Corp. approaching $125 million in assets.
January 2002            Nittany Bank opens Financial Center at the former Zimms Restaurant at 2541 East College Avenue (Route
                        26), State College.
January 2002            Nittany Financial Corp. issues a 10% stock dividend.
December 2002           Nittany Financial Corp. approaching $180 million in assets.
January 2003            Nittany acquires Vantage Investment Advisors, LLC with approximately $146 million under management.
February 2003           Nittany Financial Corp. issues a 20% stock dividend.
March 2003              Nittany Financial Corp. attains $200 million in assets.
May 2003                Nittany Financial Corp. completes fourth common stock offering, raising approximately $2.4 million in
                        capital.
August 2003             Relocation of Hills Plaza branch office to larger building with four drive-up windows at former Shoney's
                        Restaurant at 1900 South Atherton Street, State College.
March 2004              Nittany Financial Corp. issues 20% stock dividend.
January 2005            Approximate time anticipated to open fifth office in Bellefonte, Pennsylvania.

- ----------------------------------------------------------------------------------------------------------------------------------



                                TABLE OF CONTENTS


                                                                            PAGE
                                                                            ----


Prospectus Summary..............................................................
Risk Factors....................................................................
Use of Proceeds.................................................................
Capitalization..................................................................
Determination of Offering Price.................................................
Trading History and Dividends...................................................
How to Subscribe................................................................
Business........................................................................
Management's Discussion and Analysis  of Financial Condition
   and Results of Operations....................................................
Regulation......................................................................
Management......................................................................
Description of Capital Stock....................................................
Certain Anti-Takeover Provisions................................................
Legal Matters...................................................................
Experts.........................................................................
Available Information...........................................................
Index to Financial Statements...................................................
Financial Statements.........................................................F-1
Subscription Agreement.......................................................A-1


     NO  PERSON  IS  AUTHORIZED  TO  GIVE  ANY   INFORMATION  NOR  TO  MAKE  ANY
REPRESENTATIONS OTHER THAN THE INFORMATION AND REPRESENTATIONS CONTAINED IN THIS
PROSPECTUS,  AND IF GIVEN OR MADE, SUCH INFORMATION OR REPRESENTATIONS  MUST NOT
BE  RELIED  UPON  AS  HAVING  BEEN  AUTHORIZED.  NEITHER  THE  DELIVERY  OF THIS
PROSPECTUS NOR ANY  DISTRIBUTION OF THE COMMON STOCK OF NITTANY  FINANCIAL CORP.
MADE HEREUNDER SHALL, UNDER ANY CIRCUMSTANCES,  CREATE AN IMPLICATION THAT THERE
HAS BEEN NO CHANGE IN THE AFFAIRS OF NITTANY  FINANCIAL CORP.  SINCE THE DATE AS
OF WHICH INFORMATION IS FURNISHED HEREIN.


- --------------------------------------------------------------------------------

                               PROSPECTUS SUMMARY

     You should  read the  following  summary  together  with the more  detailed
information regarding Nittany Financial Corp. and the common stock being sold in
this  offering  and our  financial  statements  and the  notes to the  financial
statements  appearing elsewhere in this prospectus.  References in this document
to "we", "us",  and"our" refer to Nittany  Financial Corp. In certain  instances
where appropriate, "we", "us", and "our" refer collectively to Nittany Financial
Corp.,  Nittany  Bank,  Vantage  Investment  Advisors,  LLC,  and Nittany  Asset
Management,  Inc.  References  in this  document to  "Nittany"  refer to Nittany
Financial Corp.

                             NITTANY FINANCIAL CORP.

     Nittany  is a  holding  company  organized  in  1997  for  the  purpose  of
establishing  a de novo  community  bank in  State  College,  Pennsylvania.  The
business   operations  of  Nittany   include  the  following   three   operating
subsidiaries:

     o    Nittany Bank  commenced  banking  operations  or October 26, 1998 as a
          federally-insured  federal  savings  bank  headquartered  at 116  East
          College Avenue. It currently  operates three additional branch offices
          at 1276  North  Atherton,  2541 East  College  Avenue  and 1900  South
          Atherton  in State  College.  A fifth  office is  expected  to open in
          historic Bellefonte, Pennsylvania in approximately January 2005.

     o    Nittany  Asset  Management,  Inc. was formed in May 1999  primarily to
          offer  various  types  of  investment  products  and  services.   This
          subsidiary  is  headquartered  at  2541  East  College  Avenue,  State
          College, Pennsylvania and began operations in November 1999.

     o    On January 1, 2003, Nittany acquired Vantage Investment Advisors, LLC.
          Vantage is a  registered  investment  advisor  headquartered  in State
          College that as of September  30, 2004  managed  investments  totaling
          approximately $250 million for nearly 1,000 clients.

     Our business is conducted  principally  through Nittany Bank.  Nittany Bank
provides a full range of banking  services  with  emphasis  on  residential  and
commercial real estate lending, consumer lending, commercial lending, and retail
deposits.  At September 30, 2004, we had consolidated  assets of $295.2 million,
loans receivable (net of reserve) of $226.5 million, deposits of $246.6 million,
and  stockholders'  equity  of $16.8  million.  Net  income  for the year  ended
December 31, 2003 was $1.6 million,  or $1.01 per diluted share.  Net income for
the nine months  ended  September  30, 2004 was $1.9 million or $.93 per diluted
share.

     Our telephone number is (814) 234-7320.  We maintain a website and investor
relations  information  at  http://www.nittanybank.com.  Any  information on our
website is not part of this prospectus.

                                        1

- --------------------------------------------------------------------------------



                                  THE OFFERING

                                             
Shares of common stock offered................. 115,000 shares

Offering price................................. $26.00 per share

Shares of common stock outstanding at           1,933,294 shares
November 26, 2004..............................

Shares of common stock to be outstanding
  after the offering (if all 115,000  shares
  are sold)....................................  2,048,294 shares (1)

Purchase guidelines............................ The common stock will first be offered to the shareholders of Nittany
                                                as of November 26, 2004.  If any shares are not purchased by existing
                                                shareholders, the stock will be offered to the general public, with a
                                                preference given first to current customers of Nittany Bank and then
                                                to persons residing in the State College area.  Our directors and
                                                executive officers plan to purchase at least _____ shares in the offering
                                                and reserve the right to significantly increase or decrease the number of
                                                shares to be purchased.  See page __.

Use of proceeds................................ We intend to use the proceeds for general corporate purposes including the
                                                possible repayment of borrowing and/or further capital contributions to
                                                Nittany Bank, which in turn would use such proceeds to increase its working
                                                capital and total regulatory capital.

OTC Electronic Bulletin Board symbol........... NTNY

Minimum subscription........................... 100 shares (2)

Maximum subscription........................... [5,750] shares (2) This applies to all purchases individually
                                                and jointly.

Minimum to be sold in the offering............. No minimum

Plan of distribution........................... Nittany plans to offer shares of common stock, through its officers
                                                and directors, first to  shareholders of record as of
                                                November  26,  2004.  The  stock will be offered only to
                                                shareholders  for 20 days (i.e., until 200_).  Shares remaining,
                                                if  any,   will  be  offered  to persons  and  businesses  in the
                                                State College area and elsewhere in the Commonwealth of
                                                Pennsylvania.  A preference will be given to savings  and lending
                                                customers of Nittany Bank. NITTANY MAY, IN ITS SOLE DISCRETION,
                                                ACCEPT OR REJECT ANY SUBSCRIPTION,  IN  WHOLE  OR  IN
                                                PART.  Funds received by Nittany from a subscriber will be
                                                available  to  Nittany  upon the acceptance of the  subscription.
                                                We intend to  conduct  the first closing  on or before  [DECEMBER
                                                31, 2004] and subsequent sequential closings on approximately
                                                a bi-weekly and/or monthly basis. Between closings, all  funds
                                                will be placed in an escrow  deposit at Nittany Bank.  If Nittany
                                                elects not to accept a  subscription, all funds received from
                                                the subscriber will be returned  within  10 business days, without
                                                interest.  See pages 11 to 13. If  existing stockholders  subscribe  to over
                                                the  maximum  of  the   offering during the first 20 days, orders
                                                will be pro rated among existing stockholders  according to their
                                                relative percentage of beneficial ownership on November
                                                26, 2004.

- ------------------------
(1)  These  figures do not include any of the  additional  35,000 shares that we
     have  registered and may issue.  See the footnote on the cover page of this
     prospectus.  These figures also do not include ______ shares  issuable upon
     exercise of outstanding stock options to executive officers and directors.
(2)  The minimum and maximum  subscription may be waived on a case-by-case basis
     by the Board of Directors. In addition, the total number of shares that any
     person may purchase, when added to his existing ownership, may not equal or
     exceed 10% of the shares  outstanding  at the  completion of this offering,
     without first obtaining regulatory approval.


                                        2

- --------------------------------------------------------------------------------



                      SELECTED CONSOLIDATED FINANCIAL DATA

     You should  read the  following  selected  consolidated  financial  data in
conjunction  with  our  consolidated  financial  statements  and  notes to those
financial statements included elsewhere in this prospectus.


                                             For the
                                         Nine Months Ended
                                            September 30,                   For the Year Ended December 31,
                                            -------------    ------------------------------------------------------------
                                                 2004         2003         2002         2001         2000         1999
                                                ------       ------       ------       ------       ------       -----
                                                                         (Dollars in Thousands)
                                                                                                 
INCOME STATEMENT DATA:
Total interest and dividend income......         $10,199      $11,219       $8,896       $5,862       $4,172       $2,449
Total interest expense..................           3,953        4,853        4,492        3,607        2,491        1,455
                                                  ------       ------        -----        -----        -----        -----
Net interest income.....................           6,246        6,366        4,404        2,255        1,681          994
Provision for loan losses...............             442          593          543          321          157           99
                                                  ------       ------        -----        -----        -----        -----
Net interest income after
    provision for loan losses...........           5,804        5,773        3,861        1,934        1,524          895
                                                  ------       ------        -----        -----        -----        -----
Total non-interest income...............           2,386        1,800          596          462          264          171
Total non-interest expenses.............           5,197        5,120        3,158        2,171        1,638        1,293
                                                  ------       ------        -----        -----        -----        -----
Net income (loss) before
    income taxes........................           2,993        2,453        1,298          225          150         (227)
Income taxes............................           1,061          827          411           --           --           --
                                                  ------        -----        -----        -----        -----        -----
Net income (loss).......................         $ 1,932       $1,625       $  887       $  225       $  150       $ (227)
                                                  ======        =====        =====        =====        =====        =====


                                        3

- --------------------------------------------------------------------------------

- --------------------------------------------------------------------------------



                                       At or for the
                                        Nine Months
                                           Ended
                                       September 30,                   At or for the Year Ended December 31,(1)
                                       -------------   -----------------------------------------------------------------------
                                           2004           2003(2)        2002(2)       2001(2)        2000(2)        1999(2)
                                          ------         ---------      ---------     ---------      ---------      --------
                                                          (Dollars in Thousands, Except per Share Amounts)
BALANCE SHEET DATA:
                                                                                                 
  Total assets......................          $295,155      $248,587       $179,659      $124,782      $69,420     $50,045
  Investment securities (includes
     available for sale and held to
     maturity)......................            45,686        43,320         43,844        40,984       19,387      17,072
  Loans receivable, net.............           226,462       184,480        125,432        73,787       43,416      27,979
  Intangible assets (goodwill)......             1,763         1,763            799           799          847         894
  Total deposits...................            246,559       220,893        156,852        98,521       53,875      35,783
  Borrowings........................            31,029        12,194         11,757        16,528        8,600       8,600
  Total stockholders' equity........            16,760        14,828          9,905         8,962        6,360       5,231
  Total stockholders' equity
     before accumulated other
     comprehensive loss.............            16,768        14,840          9,914         9,028        6,509       5,777
PER SHARE  DATA:
   Net income (loss) - basic........             $1.00         $0.91         $ 0.54        $ 0.16        $0.12     $(0.23)
   Net income (loss) -  diluted.....              0.93          0.84           0.50          0.15         0.12      (0.23)
   Book value (end of period)(3)(4).              8.71          7.70           6.03          6.59         5.14        4.57
   Weighted average number of
      shares outstanding -- basic...         1,924,621     1,924,621      1,640,533     1,439,909    1,224,428   1,006,126
   Weighted average number of
      shares outstanding -- diluted.         2,078,490     1,937,513      1,767,898     1,459,470    1,229,570   1,006,126
SELECTED ASSET QUALITY RATIOS:
   Net loans charged-off as a
     percentage of average loans....             0.04%         0.02%          0.04%         0.03%        0.02%       0.06%
   Total non-performing loans to
     net loans......................             0.01%         0.03%          0.13%         0.28%        0.09%          --
   Allowance for loan losses to
     total loans....................             0.92%         0.94%          0.94%         0.87%        0.79%       0.66%
PERFORMANCE RATIOS:
   Equity to assets.................             5.68%         5.96%          5.51%         7.18%       10.13%      12.29%
   Return on average equity.........            16.29%        12.94%          9.47%         3.07%        2.56%     (4.84)%
   Return on average assets.........              .96%         0.75%          0.57%         0.25%        0.26%     (0.60)%
- --------------------
(1)  Nittany Bank commenced operations on October 26, 1998.
(2)  Per share  data was  adjusted  for a 10% stock  dividend  issued in January
     2001, a 10%  dividend  issued in January  2002,  a 20%  dividend  issued in
     February 2003 and a 20% dividend issued in March 2004.
(3)  Book value per share,  excluding  accumulated other comprehensive loss, was
     $8.71, $7.71, $6.04, $6.64, $5.26, and $5.11,  respectively.  (4) Cash book
     value  per  share,  excluding  accumulated  other  comprehensive  loss  and
     intangible  assets,  was  $6.58,  $6.85,  $5.56,  $5.04,  $4.58 and  $4.27,
     respectively.


                                        4
- --------------------------------------------------------------------------------


- --------------------------------------------------------------------------------


                                                                For the
                                                               Nine Month
                                                                 Period
                                                             September 30,        At or for the Year Ended December 31,
                                                             -------------    -----------------------------------------------
                                                                  2004          2003       2002     2001      2000      1999
                                                                 ------        ------     ------   ------    -----      ----
                                                                                                      
PERFORMANCE RATIOS:
  Return on average assets (net income divided by
     average total assets)................................         0.96%         0.75%     0.57%     0.25%     0.26%    (0.60)%
  Return on average equity (net income divided by
     Average equity)......................................         16.29         12.94      9.47      3.07      2.56    (4.84)
  Net interest rate spread................................          3.09          2.89      2.67      2.11      2.38     2.05
  Net interest margin on average interest-earnings assets           3.26          3.07      2.93      2.59      3.06     2.71
  Average interest-earning assets to average interest-
     bearing liabilities..................................        108.31        107.93    108.73    111.52    115.06   116.51
  Efficiency ratio (Non-interest expense divided by the sum
     of net interest income and non-interest income)......         60.21         62.70     63.17     79.92     84.21   110.99
  Non-interest expense to average assets..................          2.47          2.35      2.03      2.37      2.83     3.38
ASSET QUALITY RATIOS(1)
   Non-performing loans to total loans....................          0.01          0.03      0.13      0.28      0.09     N/A
   Non-performing assets to total assets..................          0.01          0.02      0.09      0.17      0.06     N/A
   Net charge-offs to average loans outstanding...........          0.04          0.02      0.04      0.03      0.02     0.06
   Allowance for loan losses to total loans...............          0.92          0.94      0.94      0.87      0.79     0.66
   Allowance for loan losses to non-performing loans......        239.43      3,101.79    713.33    309.52    816.67     N/A
CAPITAL RATIOS:
   Average equity to average assets ratios (average equity
       divided by average total assets)...................          5.90          5.78      6.01      7.99     10.13    12.29
   Equity to assets at period end.........................          5.68          5.96      5.51      7.18     10.13    10.45
   Tangible equity to tangible assets at period end.......          5.11          5.29      5.09      6.58      8.04     8.82
NUMBER OF OFFICES:
   Offices (including offices acquired in mergers)........             4             4         4         3         3        2

- --------------------
(1) Asset quality ratios are period end ratios.


                                        5
- --------------------------------------------------------------------------------


                                  RISK FACTORS

     Before you invest in our common  stock,  you should be aware that there are
various risks,  including those described below.  You should carefully  consider
these risk  factors,  together with all the other  information  included in this
prospectus, before you decide whether to purchase shares of our common stock.

     Some  of  the  information  in  this  prospectus  contains  forward-looking
statements that involve  substantial risks and  uncertainties.  You can identify
these  statements  by  forward-looking  words such as "may,"  "will,"  "expect,"
"anticipate,"  "believe," "estimate" and "continue" or similar words. You should
read statements that contain these words carefully  because they (1) discuss our
future expectations; (2) contain projections of our future results of operations
or of our financial condition; or (3) state other "forward-looking" information.
We believe it is important to  communicate  our  expectations  to our investors.
However,  there may be events in the future  that we are not able to  accurately
predict  or over  which we have no  control.  The risk  factors  listed  in this
section, as well as any cautionary language in this prospectus, provide examples
of risks,  uncertainties  and events that may cause our actual results to differ
materially from the expectations we describe in our forward-looking  statements.
Before you invest in our common stock,  you should be aware that the  occurrence
of the events  described in these risk factors and elsewhere in this  prospectus
could have a material adverse effect on our business,  results of operations and
financial condition.

RISKS RELATED TO THE OFFERING

     THE OFFERING  PRICE DOES NOT  NECESSARILY  REPRESENT  CURRENT MARKET VALUE.
Nittany's  common stock began trading on the OTC  Electronic  Bulletin  Board on
October 23, 1998 and Nittany  issued a 10% stock dividend in January 2001, a 10%
stock dividend in January 2002, a 20% stock dividend in February 2003, and a 20%
stock  dividend  in March 2004.  Since  January 1, 2004,  the sales  prices have
generally ranged between  approximately $23.00 to $28.00 per share. The offering
price does not necessarily reflect the price at which the common stock currently
trades,  nor does the  offering  price  necessarily  reflect  the price at which
Nittany's  common  stock will  trade  following  the  offering.  No  underwriter
assisted  us in  determining  the  offering  price.  See  "Trading  History  and
Dividends" on page __.

     WE HAVE NOT  ENGAGED  AN  UNDERWRITER  AND MAY NOT  SELL ALL OF THE  SHARES
OFFERED.  The offering is not underwritten,  so we can provide no assurance that
we will sell all or any of the shares offered.  We may sell any number of shares
in the  offering  without any  minimum.  We may  terminate  the  offering  after
accepting subscriptions for any number of shares less than the maximum. Once you
submit a subscription,  we can hold your  subscription  funds in an non-interest
bearing  account  and accept or reject  your  subscription  for any reason or no
reason.

     PRICE  SIGNIFICANTLY IN EXCESS OF BOOK VALUE. At September 30, 2004 Nittany
had a book value per share of $8.71 (based upon 1,924,621 shares outstanding) or
$8.06 on a diluted basis (based upon 2,080,438 shares outstanding). Assuming the
sale of 115,000 shares,  Nittany will have a book value per share of $9.63, well
below the offering price.

                                        6



RISKS RELATED TO OUR BUSINESS

     OUR ARTICLES OF INCORPORATION  AND BYLAWS CONTAIN CERTAIN  PROVISIONS WHICH
MAY DISCOURAGE NON-NEGOTIATED TAKEOVER ATTEMPTS AND MAY LIMIT YOUR VOTING POWER.
Certain  provisions  included in our  articles of  incorporation  and bylaws are
designed to encourage  potential  acquirors to negotiate directly with our board
of directors  and to  discourage  takeover  attempts.  These  provisions,  which
include restrictions on stockholders' ability to call special meetings,  require
an 80% vote for certain business  combinations and amendments to our certificate
of incorporation  and bylaws and do not permit cumulative voting in the election
of directors, may discourage  non-negotiated takeover attempts. These provisions
also tend to perpetuate management.  You may determine that these provisions are
not in your best interest in as much as they may substantially limit your voting
power. See "Certain Anti-Takeover Provisions" on pages __ to __.

     FUTURE  CHANGES IN INTEREST  RATES MAY REDUCE OUR EARNINGS.  Our ability to
make a  profit  largely  depends  on our net  interest  income,  which  could be
negatively  affected by changes in interest  rates.  Net interest  income is the
difference between (1) the interest income we earn on  interest-earning  assets,
such as mortgage loans and investment securities and (2) the interest expense we
pay on our  interest-  bearing  liabilities,  such as  deposits  and  amounts we
borrow.

     If more interest-earning  assets than interest-bearing  liabilities reprice
or mature during a time when interest rates are declining, then our net interest
income may be reduced.  Conversely,  if more interest- bearing  liabilities than
interest-earning  assets reprice or mature during a time when interest rates are
rising, then our net interest income may be increased.

     Decreases  in  interest  rates can  affect  the  average  life of loans and
mortgage-backed and related securities. A reduction in interest rates results in
increased   prepayments  of  loans  and  mortgage-backed  and   mortgage-related
securities, as borrowers refinance their debt in order to reduce their borrowing
cost.  This  causes  reinvestment  risk,  because we are  generally  not able to
reinvest  prepayments at rates that are comparable to the rates we earned on the
prepaid loans or  securities.  Thus, a reduction in interest rates may cause our
net interest  rate spread to shrink  because the decrease in the rates we pay on
deposits  and  borrowings  may be less than the  decrease  in the  yields on our
securities  and loan  portfolios.  This could cause  a decrease in our earnings,
sometimes  referred as an "earnings  squeeze." At September 30, 2004, 64% of our
loan portfolio was comprised of one- to four-family  mortgage loans,  which have
recently experienced a very high prepayment rate as mortgage rates declined from
historic levels.

     Fluctuations in interest rates are not predictable or controllable. We have
attempted to structure our asset and liability management strategies to mitigate
the impact of  changes  in market  interest  rates on our net  interest  income.
However,  there can be no assurance that we will be able to manage interest rate
risk so as to avoid significant  adverse effects in our net interest income. See
"Management's  Discussion  and  Analysis of Financial  Condition  and Results of
Operations - Market Risk and Net Portfolio Value."

     OUR LENDING BUSINESS IS GEOGRAPHICALLY  CONCENTRATED WHICH COULD REDUCE OUR
EARNINGS AND EFFECT OUR FINANCIAL CONDITION.  Our loan portfolio consists almost
entirely  of loans to persons and  businesses  located in  Pennsylvania  and, in
particular, Centre County. The collateral for many of our loans

                                        7



consists of real and personal property located in the same county. During recent
periods,  a large number of jobs in  manufacturing  have been  eliminated in our
area due to a weakened national economy. This lack of geographic diversification
in the loan  portfolios  could have a material  adverse  effect on our financial
condition  and results of operation if a cyclical  downturn or natural  disaster
affected the local economy.

     THE LENDING BUSINESS HAS INHERENT RISKS.  Nittany Bank is engaged primarily
in  real  estate  mortgage  lending  and  commercial  real  estate  lending.   A
significant  amount of the loans are  secured by local  commercial  real  estate
(i.e.,  22% at September  30,  2004),  which is considered to have a higher risk
than home mortgages.  The risk of nonpayment of loans is inherent in the lending
business.  The ability of borrowers to repay their  obligations can be adversely
affected by factors beyond our control, including local and general economic and
market  conditions.  A  substantial  portion  of our loans are  secured  by real
estate.  These  same  factors  may  adversely  affect  the value of real  estate
collateral.  We maintain an  allowance  for loan  losses and  periodically  make
additional provisions to the allowance to reflect the level of losses determined
by management to be inherent in the loan  portfolio.  However,  the level of the
allowance and the amount of these  provisions  are only  estimates  based on our
judgment,  and we can provide no assurance that actual losses  incurred will not
exceed the amount of the allowance or require substantial  additional provisions
to the allowance.

     WE HAVE A SHORT OPERATING  HISTORY.  As of November 26, 2004,  Nittany Bank
has been  operating for  approximately  six years.  We cannot assure you that we
will  continue  to  increase  in  asset  size at the  rate we have  grown  since
inception  on October 26,  1998,  or that  results of future  operations  can be
predicted.

     WE DO NOT PAY CASH  DIVIDENDS.  Our  ability to pay cash  dividends  in the
future will depend on our  profitability,  growth,  capital needs and compliance
with regulatory capital  requirements.  The Board of Directors currently intends
to retain  earnings,  if any, to support  growth and has no  intention of paying
cash dividends in the foreseeable  future.  We cannot assure you when or whether
we will pay a cash dividend or the amount of the dividend.

     WE FACE STRONG  COMPETITION.  Competition may have an adverse effect on us.
In  Centre  County,   Pennsylvania,   large  regional   financial   institutions
headquartered  outside of the area  dominate the banking  industry.  These large
regional   financial   institutions   have  greater   resources  for  marketing,
development  of services and products  than we have,  and they may enjoy greater
economies   of  scale.   In  addition,   during  the  past  three  years,   four
small-to-mid-size  FDIC-insured institutions  headquartered out of State College
have opened offices in State College.

     THE AMOUNT OF COMMON STOCK HELD BY OUR  EXECUTIVE  OFFICERS  AND  DIRECTORS
GIVES THEM SIGNIFICANT INFLUENCE OVER THE ELECTION OF OUR BOARD OF DIRECTORS AND
OTHER  MATTERS  THAT  REQUIRE  STOCKHOLDER  APPROVAL.  A total of  approximately
932,613 shares of our common stock (including vested stock options), or 43.7% of
the common stock outstanding  (assuming 2,134,644 shares) was beneficially owned
by our directors and executive  officers as of November 26, 2004.  Our directors
and  executive  officers  are  expected  to  purchase a moderate  amount of this
offering. Therefore, if they vote together, our directors and executive officers
have the ability to exert significant influence over the election of our Board

                                        8



of  Directors  and  other  corporate  actions  requiring  stockholder  approval,
including the adoption of proposals made by stockholders. See page ___.

     AN ACTIVE AND LIQUID TRADING  MARKET FOR OUR STOCK DOES NOT EXIST,  AND THE
LIQUIDITY AND PRICE OF OUR STOCK MAY BE ADVERSELY  AFFECTED BY A LIMITED TRADING
MARKET. Our common stock trades on the  over-the-counter  market with quotations
available on the OTC Bulletin Board. Due to the relatively small amount of stock
outstanding,  an active  market for the stock  does not  exist.  This means that
there  may be  limited  secondary  market  liquidity  for our  stock,  which may
negatively affect the price of the stock and cause significant volatility in the
price of our stock.  The  liquidity of the trading  market for our stock is also
affected by the amount of stock held by our directors and executive officers.

                                 USE OF PROCEEDS

     If we sell all of the shares offered, gross proceeds will be $2,990,000. We
estimate expenses of the offering at approximately  $100,000 leaving maximum net
proceeds of $2,890,000. If we sell less than all of the shares offered, proceeds
will  be  lower.  If we  sell  some  or  all  of the  additional  35,000  shares
registered,  proceeds  will be  higher.  Additionally,  due to the timing of the
offering and other factors,  expenses may be significantly greater. The offering
is not subject to the sale of any minimum number or dollar amount of shares. See
"How to Subscribe - General" on page __.

     Nittany  intends  to  use  the  proceeds  for  general  corporate  purposes
including  the  possible   repayment  of  borrowings   and/or  further   capital
contributions  to Nittany  Bank.  The funds  would be used to  increase  Nittany
Bank's working  capital,  total  regulatory  capital and  loans-to-one  borrower
limit.

     Proceeds  retained by Nittany  will  initially  be  invested in  government
securities or other permitted  investments and ultimately used in the discretion
of the Board of Directors.  We cannot assure you that we will succeed in selling
all or any portion of the shares being offered.

                                        9



                                 CAPITALIZATION

     The following  table sets forth the  capitalization  and capital  ratios of
Nittany at September  30, 2004,  and as adjusted to give pro forma effect to the
offering assuming sale of the 115,000 shares being offered.


                                                                                        At September 30, 2004
                                                                                     ----------------------------
                                                                                                   As Adjusted
                                                                                     Actual      for the Offering
                                                                                     --------    ----------------
                                                                                       (Dollars in Thousands)
                                                                                               
Preferred stock, 5,000,000 shares authorized; none outstanding...............        $     -         $     -
Common stock, $0.10 par value, 10,000,000 shares authorized;
   shares outstanding: 1,924,621 at September 30, 2004 and
   2,039,621 as adjusted.....................................................            192             204
Additional paid-in capital...................................................         14,288          17,166
Retained earnings ...........................................................          2,288           2,288
                                                                                      ------          ------
Accumulated other comprehensive (loss) (1)...................................             (8)             (8)
                                                                                      ------          ------
Total stockholders' equity ..................................................        $16,760         $19,650
                                                                                      ======          ======
 -------------------
(1) Represents unrealized loss on securities available for sale.

Capital Ratios for Nittany Financial:
   Tangible capital .........................................................            5.1%            6.0%
   Core capital..............................................................            9.9%           11.6%
   Total risk-based capital..................................................           11.3%           13.0%


     The table  above  assumes  that  Nittany  will  immediately  pay  estimated
expenses of $100,000  and invest the net  proceeds in U.S.  Treasury  securities
with a 0% risk factor for regulatory capital purposes.  The table above does not
reflect shares of common stock that would be issued upon exercise of outstanding
stock  options.  See  "Management  - Stock Option Plan." The table also does not
reflect the  additional  35,000 shares that we have  registered  and may sell as
described in the footnote on the cover page of this prospectus.

                         DETERMINATION OF OFFERING PRICE

     The Board of Directors  of Nittany  determined  the offering  price for the
shares of common stock  offered after  considering  several  factors,  including
historical  trading prices of the common stock,  book value per share,  earnings
per share,  historical  results of operations,  assessment of our management and
financial   condition  and  market   activity  of  stock  for  other   financial
institutions. The offering price does not necessarily reflect the price at which
the common  stock  currently  trades,  nor does the offering  price  necessarily
reflect the price at which the common stock will trade  following  the offering.
Because  the  offering is expected to take place over a period of 20 to 90 days,
the  market  price for the common  stock  could vary  during the  offering.  The
offering will terminate no later than June 30, 2005.

                                       10



                          TRADING HISTORY AND DIVIDENDS

TRADING HISTORY

     Nittany's common stock is quoted on the OTC Electronic Bulletin Board under
the  symbol  "NTNY."  E.E.  Powell & Co.,  Hill  Thompson  Magid,  L.P.,  Knight
Securities,  L.P., Monroe Securities,  Inc., Pershing Trading Company,  L.P. and
Ryan Beck & Co. have all recently  acted as market  makers for the common stock.
These market makers have no  obligation  to make a market for  Nittany's  common
stock, and they may discontinue making a market at any time.

     The  information in the following  table indicates the high and low closing
prices  for the common  stock,  based upon  information  provided  by the market
makers. These quotations reflect  inter-dealer  prices,  without retail mark-up,
markdown, or commission, do not reflect actual transactions,  and do not include
nominal amounts traded directly by shareholders or through other dealers who are
not market makers.

     Nittany  issued a 10% stock  dividend in January 2001, a 10% stock dividend
in January 2002, a 20% stock  dividend in February 2003 and a 20% stock dividend
in March 2004. Market prices set forth in the table below have been adjusted for
the stock dividends.



                                                                                  High ($)        Low ($)
                                                                                 ---------        -------
                                                                                             
2004
Third Quarter ...............................................................     26.00            23.50
Second Quarter ..............................................................     25.10            22.50
First Quarter................................................................     25.83            20.25
2003
Fourth Quarter ..............................................................     19.16            15.46
Third Quarter ...............................................................     15.96            13.42
Second Quarter ..............................................................     14.17            13.67
First Quarter................................................................     15.00            11.46
2002
Fourth Quarter...............................................................     11.81            10.07
Third Quarter................................................................     12.63             8.99
Second Quarter...............................................................     12.85             7.98
First Quarter................................................................      9.20             7.08



                                                        11





                                                                                  High ($)              Low ($)
                                                                                  --------              -------
                                                                                                  
2001
Fourth Quarter...............................................................      7.10                 5.72
Third Quarter................................................................      6.63                 5.72
Second Quarter...............................................................      6.48                 6.00
First Quarter................................................................      7.58                 5.70
2000
Fourth Quarter...............................................................      6.63                 4.88
Third Quarter................................................................      5.88                 4.88
Second Quarter...............................................................      5.88                 5.31
First Quarter................................................................      6.03                 4.88


     The cost of the  original  stock issued in October 1998 was $5.73 per share
(as adjusted for stock dividends).  On November __, 2004, the last reported sale
price of the common stock on the OTC  Electronic  Bulletin  Board was $_____ per
share.  As of November 26, 2004,  we had  approximately  _____  shareholders  of
record,  which does not include the number of persons or entities who hold stock
in nominee or "street" name through various brokerage firms.

DIVIDEND POLICY AND HISTORY

     As stated above,  we have paid four stock  dividends and no cash  dividend.
Payment  of stock and cash  dividends  is  conditioned  on  earnings,  financial
condition,  cash needs,  the discretion of the Board of Directors and compliance
with  regulatory  requirements.  Our ability to pay dividends to stockholders is
dependent upon the dividends we receive from Nittany Bank.  Nittany Bank may not
declare or pay a cash dividend on any of its stock if the effect of such payment
would  cause  its  regulatory   capital  to  be  reduced  below  the  regulatory
requirements imposed by the OTS.

                                HOW TO SUBSCRIBE

GENERAL

     To invest,  you must purchase at least 100 shares for a minimum  investment
of $26.00  (unless  waived on a  case-by-case  basis by the Board of Directors).
Once you submit a  completed  subscription  to us, you may not  withdraw  it. We
reserve the right to accept  individual  subscriptions for fewer than 100 shares
in our discretion.  The offering is not  underwritten  and is not conditioned on
the sale of any minimum number of shares.  Our directors and executive  officers
intend to purchase at least ______ shares in the offering. However, they reserve
the right to  significantly  increase or decrease the number of shares they plan
to purchase.

     Only the  directors and officers of Nittany and its  subsidiaries  have the
authority to solicit subscriptions for shares. Our directors and officers intend
to  solicit  by  means  of  personal  and  telephone  contact  with  prospective
subscribers and by direct mailing of the prospectus. We may reimburse our

                                       12



directors  and  officers  for their  reasonable  expenses,  if any,  incurred in
connection  with the  selling  of  shares.  If  necessary,  we may enter into an
agreement  with a  registered  broker  dealer to  assist in the sale of  shares,
without notice to subscribers. Fees to the broker dealer may range from 1% to 3%
of the total shares sold. At the time of printing this prospectus,  we currently
have no plans to enter into such an arrangement.

PURCHASE GUIDELINES

     In connection  with this offering,  Nittany has generally  established  the
following guidelines.

     1.   For a period of twenty days (i.e. until __________, 2004) stockholders
          of  record  of  Nittany  as of  November  26,  2004  will be given the
          opportunity to purchase stock. In the event of an  oversubscription by
          shareholders,  orders will  generally be filled in  proportion  to the
          amount of their  percentage  of relative  beneficial  ownership  as of
          November 26, 2004.

     2.   Any  remaining  shares will be offered to the general  public,  with a
          preference  given  first to  savings  and/or  depositor  customers  of
          Nittany Bank and then to persons  residing in the State  College area.
          "Customers"  will be deemed to be persons or entities with a loan from
          Nittany Bank of at least $5,000 or a deposit of least $1,000 as of the
          date of the stock order.

     NOTWITHSTANDING THE ABOVE GUIDELINES,  NITTANY RESERVES THE RIGHT TO REJECT
ANY ORDER IN PART OR IN WHOLE.

RESTRICTIONS

     Only persons who have received a copy of this prospectus may subscribe.  In
addition,  for  stockholders  of record  as of  November  26,  2004 we have only
registered or otherwise complied with the state securities or "blue sky" laws of
the following jurisdictions:  Arizona,  California,  Colorado,  Florida, Kansas,
Kentucky,  Maryland, New Jersey,  Michigan,  Missouri, New York, North Carolina,
South  Carolina,  Ohio,  Oklahoma,   Oregon,   Pennsylvania,   Texas,  Virginia,
Washington DC, and Wisconsin.  For persons who are not stockholders of record we
have registered only in Pennsylvania.  Only residents of these jurisdictions may
subscribe.   Please  contact  us  if  you  have  any  questions  regarding  this
limitation.  No investor  may  purchase,  directly or  indirectly,  shares which
together with any shares  previously held by the investor equal or exceed 10% of
the Nittany common stock to be outstanding  immediately  following completion of
the offering. In addition,  except with our consent, no investor may purchase in
the offering,  individually  or jointly,  more than [5,750] shares of our common
stock in the offering.  This means that if Mr. Smith purchases 5,000 shares, Mr.
and Mrs. Smith cannot purchase more than 750 shares.

APPLICATION FOR COMMON STOCK

     The prospectus includes as Appendix A, the Stock Subscription  Application,
and is accompanied  by a Stock  Subscription  Application.  You may subscribe to
purchase shares by mailing or delivering to us:

     o    a completed and signed application; and

                                       13



     o    a check payable to "Nittany Bank,  Escrow Agent for Nittany  Financial
          Corp." in the amount of the purchase price.

     We can accept or reject applications in whole or in part for any reason. We
will notify you in writing whether we have accepted your application  within ten
business days after receipt of your  application.  If we reject your application
in whole or in part, we will return your unaccepted funds.

     We will deposit all  subscription  funds in a  non-interest-bearing  escrow
account at Nittany Bank. Any funds in the escrow account are insured by the FDIC
up to a maximum of $100,000  per  purchaser;  however,  our common  stock is not
insured by the FDIC or any other agency.

     The first  closing is expected to occur on or before  [DECEMBER  31, 2004].
Thereafter,  on  approximately a monthly basis, we will conduct a closing at our
premises.  At each closing, at our request Nittany Bank will release to us funds
in the escrow account attributable to accepted applications.  Within 10 business
days after each closing,  we will mail to each of you whose  application we have
accepted a stock certificate, registered in your name or as directed by you, for
the shares you have purchased.

     We plan to keep the offering  open for 20 to 90 days,  but we may terminate
it early or extend it until June 30, 2005.  If for any reason we  terminate  the
offering without accepting any applications, we will send to each of you who has
submitted  an  application  a  written  notice  and a refund of the  amount  you
submitted on those funds while on deposit in the impound account.

                                    BUSINESS

     NITTANY  FINANCIAL  CORP.  We  were  incorporated  under  the  laws  of the
Commonwealth of  Pennsylvania  on December 8, 1997,  primarily to own all of the
outstanding  shares of capital stock of Nittany Bank. On September 14, 1998, the
Office of Thrift  Supervision,  referred to herein as the "OTS",  granted us the
necessary approvals to acquire the capital stock of Nittany Bank and to become a
savings  and loan  holding  company of Nittany  Bank.  Nittany  Bank  opened for
business on October 26, 1998,  and  currently  has four offices and five ATMs in
State College,  Pennsylvania.  A fifth office and sixth ATM are expected to open
in historic Bellefonte, Pennsylvania in early 2005.

     We initially  issued 29,998 shares of common stock at $10.00 per share in a
private offering in order to pay our pre-opening  costs and offering expenses of
our initial  public  offering in August 1998.  The initial  public  offering was
primarily for the purpose of raising the funds  necessary to capitalize  Nittany
Bank.  We sold a total of 537,438  shares of common stock in the initial  public
offering and issued 10,000 shares to First  Commonwealth Bank in connection with
the acquisition of Nittany Bank's first two offices. Effective as of October 23,
1998,  we  purchased,  with all of the proceeds  received in the initial  public
offering, all of the capital stock of Nittany Bank.

     On March 31, 2000, we completed a stock offering in which 131,953 shares of
common stock were sold to existing shareholders of Nittany, customers of Nittany
Bank, and the general public,  and approximately  $1.5 million in gross proceeds
was raised. On October 24, 2001, we completed a stock

                                       14



offering  in  which  250,000  shares  of  common  stock  were  sold to  existing
shareholders of Nittany,  customers of Nittany Bank, and the general public, and
approximately  $2.4  million  in gross  proceeds  was  raised.  In May 2003,  we
completed  a  stock  offering  of  157,515  shares  of  common  stock  to  raise
approximately $2.4 million.

     We are a unitary  savings and loan holding  company  which,  under existing
laws,  generally is not restricted in the types of business  activities in which
it may engage  provided  that  Nittany  Bank  retains a specified  amount of its
assets in  housing-related  investments.  We  currently  conduct no  significant
business  or  operations  of our own other than  owning  all of the  outstanding
shares of capital stock of Nittany Bank, Vantage Investment  Advisors,  LLC. and
Nittany Asset Management, Inc.

     NITTANY ASSET MANAGEMENT INC. On May 24, 1999, Nittany Asset Management was
formed and incorporated as a Pennsylvania corporation.  Nittany Asset Management
commenced operation in November 1999 as a wholly-owned  subsidiary of Nittany to
provide  investment  advisory  services to high net worth or  emerging  affluent
clients,  with an emphasis on establishing fee based asset management  accounts.
Nittany Asset  Management will continue to explore various  services to generate
increased non- interest income.  However,  there is no assurance whether it will
be successful in its efforts.

     NITTANY BANK. In April 1998, the organizers of Nittany filed an application
with the OTS to organize a federal stock savings  bank. In September  1998,  the
OTS  conditionally  approved the  application,  and the organizers  obtained all
necessary regulatory approvals to commence banking operations.  In October 1998,
the  organizers  sold their  capital  stock to  Nittany  and  commenced  banking
operations on October 26, 1998.  Nittany Bank's deposit  accounts are insured by
the Federal Deposit Insurance Corporation and it is a member of the Federal Home
Loan Bank System.

     Nittany Bank commenced  operations in October 1998 with two offices located
at 116 East College Avenue and 1276 North Atherton  Street,  which were acquired
from First Commonwealth  Bank. In addition to such branch offices,  Nittany Bank
also acquired from First  Commonwealth  Bank certain assets and assumed  certain
deposit  liabilities,  primarily  related to such branch  offices.  On August 7,
2000,  a third  branch  office  was opened at 129  Rolling  Ridge  Drive,  State
College, Pennsylvania. On January 14, 2002, a fourth branch office was opened in
the  former  Zimms  Restaurant  at 2541 East  College  Avenue in State  College,
Pennsylvania.  This building operates as a full service branch office of Nittany
Bank,  and serves as an office of Nittany  Asset  Management,  Inc.  and Vantage
Investment Advisors,  LLC.  Additionally,  in August 2003 Nittany Bank relocated
its existing office at 129 Rolling Ridge Drive, State College, Pennsylvania to a
new  location  at 1900 South  Atherton  Street,  at the  location  of the former
Shoney's Restaurant.  In early 2005, Nittany Bank expects to open a fifth office
in the nearby historic town of Bellefonte, Pennsylvania.

     Nittany Bank is a community-oriented financial institution. Our business is
to attract  retail  deposits and to invest those  deposits,  together with funds
generated  from  operations  and  borrowings,  primarily in one- to  four-family
mortgage loans and business real estate loans. Nittany Bank also invests in home
equity loans,  construction loans, commercial business loans and consumer loans.
Its deposit base is comprised of traditional deposit products including checking
accounts,  statement  savings accounts,  money market accounts,  certificates of
deposit and individual retirement accounts.

                                       15



     VANTAGE  INVESTMENT  ADVISORS,  LLC. On January 1, 2003,  Nittany  acquired
Vantage  Investment  Advisors,  LLC  ("Vantage").  Nittany  acquired Vantage for
consideration  consisting  of cash,  the  assumption  of Vantage debt and 36,000
shares of Nittany  Financial  Corp.  stock.  Vantage is a registered  investment
advisor  headquartered in State College,  Pennsylvania that, as of September 30,
2004, managed  investment assets totaling  approximately $250 million for nearly
1,000 clients.

     MARKET  STRATEGY.  Our  objective  has  been to  create  a  customer-driven
financial  institution  focused on  providing  value to customers by local board
members and officers  and by  delivering  products  and services  matched to the
customers'  needs.  We believe that  customers  are drawn to a locally owned and
managed  institution  that  demonstrates an active interest in its customers and
their business and personal financial needs.

     The  banking  industry  in our  market  area  has  experienced  substantial
consolidation  in recent  years.  Many of the  area's  locally  owned or managed
financial  institutions have either been acquired by large regional bank holding
companies or have been consolidated into branches.  This  consolidation has been
accompanied  by increasing  fees for bank  services,  the  dissolution  of local
boards of directors,  management and personnel changes and, in the perception of
management,   a  decline  in  the  level  of  customer  service.  This  type  of
consolidation is expected to continue.

     OPERATING  STRATEGY.  We  believe  that the  following  attributes  make us
attractive to the local business people and residents:

     o    Direct and easy access to our President,  officers and  directors,  by
          members of the community, whether during or after business hours.

     o    Local  conditions and needs are taken into account by us when deciding
          loan  applications  and  making  other  business  decisions  affecting
          members of the community.

     o    A  personalized  relationship  banking  approach  that is supported by
          decision making that is local and responsive to customer needs.

     o    Offering  competitive  interest rates and fees on savings and checking
          accounts.

     o    Prompt review and processing of loan applications.

     o    Depositors' funds are invested back into the community.

     o    Our positive involvement in the community affairs of State College.

     o    Technology-based   services  that  enhance  the  convenience  for  our
          customers to conduct  business,  including  internet  banking and free
          internet bill paying.

                                       16



     o    Availability  of a wide array of financial  services  coordinated by a
          team of personal bankers dedicated to meeting customer needs.

     COMPETITION.  We experience substantial  competition both in attracting and
retaining  deposits and in making loans.  Our most direct  competition is in our
market area of Centre  County  (which  includes the borough of State College and
the surrounding  townships of College,  Ferguson,  Halfmoon,  Harris and Patton)
which is a highly  competitive  market for  financial  services.  We face direct
competition from a significant number of financial institutions operating in its
market  area,  many with a state-wide  or regional  presence and in some cases a
national  presence.  Many of these financial  institutions have been in business
for many years, have established  customer bases, are  significantly  larger and
have  greater  financial  resources  than we have and are able to offer  certain
services that we currently are not able to offer. In particular,  Centre County,
is served almost entirely by large, regional financial institutions,  almost all
of  which  are  headquartered  out  of  the  area.  Nittany  Bank  is  the  only
FDIC-insured  financial  institution  headquartered and operated solely in State
College. We also compete for deposits and loans from non- bank institutions such
as brokerage  firms,  credit unions,  insurance  companies,  money market mutual
funds and mortgage banking companies.

                                       17



LENDING ACTIVITIES

     ANALYSIS OF LOAN  PORTFOLIO.  Set forth below is selected  data relating to
the composition of the Company's  portfolio by type of loan and in percentage of
the respective portfolios at the dates indicated.


                                             At September 30,                          At December 31,
                                         ------------------------     ---------------------------------------------------
                                                     2004                        2003                        2002
                                         ------------------------     --------------------       ---------------------
                                          Amount         Percent      Amount       Percent       Amount        Percent
                                          ------         -------      ------       -------       ------        -------
                                                                      (Dollars in Thousands)
                                                                                              
Type of Loans:
- --------------
Real Estate Loans:
  One- to- four family.................   $145,788          63.76%    $116,315       63.02%      $ 80,163        63.89%
  Home equity..........................     12,357           5.41        9,965        5.40          6,341         5.05
  Commercial...........................     50,082          21.90       37,918       20.54         26,701        21.28
  Construction.........................      6,659           2.91        8,737        4.73          2,224         1.77
Commercial.............................     11,828           5.18        9,826        5.32          8,001         6.38
Consumer ..............................      1,923            .84        1,808         .99          2,048         1.63
                                           -------        -------      -------      ------        -------      -------
     Total.............................   $228,637        100.00%     $184,569      100.00%      $125,478      100.00%
                                           -------        ======       -------      ======        -------      ======
Less:
Deferred loan (costs) fees, net........         68                          89                         46
Allowance for possible loan losses.....      2,107                       1,737                      1,177
                                           -------                     -------                    -------
     Total loans, net..................   $226,462                    $182,743                   $124,255
                                           =======                     =======                    =======


                                                                        At December 31,
                                         --------------------------------------------------------------------------------
                                                     2001                        2000                         1999
                                         ---------------------       --------------------        ----------------------
                                         Amount        Percent       Amount       Percent        Amount         Percent
                                         ------        -------       ------       -------        ------         -------
                                                                   (Dollars in Thousands)
                                                                                              
Type of Loans:
- --------------
Real Estate Loans:
  One- to- four family.................   $44,498       59.75%      $25,115        57.39%        $15,490        54.98%
  Home equity..........................     4,763        6.40         9,249        21.13           6,504        23.09
  Commercial...........................    15,463       20.77         3,078         7.03           2,377         8.44
  Construction.........................     1,236        1.66         1,606         3.67             747         2.65
Commercial.............................     5,971        8.02         2,799         6.39           1,638         5.81
Consumer ..............................     2,531        3.40         1,923         4.39           1,417         5.03
                                           ------      ------        ------       ------          ------       ------
     Total.............................   $74,462      100.00%      $43,770       100.00%        $28,173       100.00%
                                           ------      ======        ------       ======          ------       ======
Less:
Deferred loan (costs) fees, net........        25                        10                            7
Allowance for possible loan losses.....       650                       344                          187
                                           ------                    ------                       ------
     Total loans, net..................   $73,787                   $43,416                      $27,979
                                           ======                    ======                       ======


                                       18



LOAN MATURITY TABLES

     The  following  table  sets  forth  by  scheduled  repricing  dates  or the
contractual  maturity  dates  Nittany's loan portfolio at December 31, 2003. The
table does not include prepayments or scheduled principal repayments.


                                                         Due after
                                      Due within         1 through         Due after
                                        1 year            5 years           5 years           Total
                                        ------            -------           -------           -----
                                                              (In thousands)
                                                                                    
Real Estate Loans:
  One- to- four family...........      $ 1,065             $ 1,826         $113,424        $116,315
  Commercial.....................        2,072               4,129           31,717          37,918
  Construction...................        1,673                   -            7,064           8,737
  Home equity....................          374               1,222            8,369           9,965
Commercial.......................        2,727               1,988            5,111           9,826
Consumer ........................          627               1,086               95           1,808
                                         -----              ------          -------         -------
Total amount due.................       $8,538             $10,251         $165,780        $184,569
                                         =====              ======          =======         =======


         The  following  table  sets  forth  the  dollar  amount of all loans at
December 31, 2003, due after December 31, 2004,  which have fixed interest rates
and floating or adjustable interest rates.



                                                                   Floating or
                                            Fixed Rates           Adjustable Rate      Total
                                            -----------           ---------------      -----
                                                              (In thousands)
                                                                             
One- to- four family...................       $46,400               $68,850           $115,250
Commercial real estate.................         5,702                30,144             35,846
Construction...........................             -                 7,064              7,064
Home equity............................         5,533                 4,058              9,591
Commercial.............................         2,589                 4,510              7,099
Consumer...............................           957                   224              1,181
                                               ------               -------            -------
         Total.........................       $61,181              $114,850           $176,031
                                               ======               =======            =======


         ONE-  TO-  FOUR  FAMILY   LENDING.   Nittany's  one-  to-  four  family
residential  mortgage loans are secured by property  located in its market area.
Nittany  generally  originates  one- to- four family owner occupied  residential
mortgage  loans in amounts up to 90% (80% for non-owner  occupied) of the lesser
of the  appraised  value or  selling  price of the  mortgaged  property  without
requiring mortgage  insurance.  Additionally,  Nittany generally  originates and
retains fixed rate and  adjustable  rate loans for  retention in its  portfolio.
Currently, Nittany's one- to- four family owner occupied loan portfolio consists
of 15-year

                                       19



fixed rate loans and  adjustable  rate loans with fixed rate  periods of up to 7
years (three or five years for non-owner  occupied),  with primarily,  principal
and  interest  calculated  using a maximum 30 year (owner  occupied)  or 25 year
(non-owner occupied) amortization period.

     Nittany Bank also  provides  access to the  secondary  market for 15 and 30
year fixed rate owner occupied residential mortgages.

     All of the one- to- four family  mortgages  include "due on sale"  clauses,
which are provisions  that give Nittany the right to declare a loan  immediately
payable if the borrower sells or otherwise transfers an interest in the property
to a third party.

     Property  appraisals on real estate securing Nittany's one- to- four family
residential  loans  are  made  by  state  certified  and  licensed   independent
appraisers  approved by the Board of  Directors.  Appraisals  are  performed  in
accordance with applicable  regulations and policies.  At Nittany's  discretion,
title insurance is either obtained or, more commonly, an attorney's certificates
of title is obtained on first  mortgage  real estate loans  originated.  In some
instances,  a fee is charged equal to a percentage of the loan amount  (commonly
referred to as points).

     COMMERCIAL REAL ESTATE AND COMMERCIAL BUSINESS LOANS.  Nittany originates a
significantly higher percentage of commercial real estate loans than the average
savings bank.  Commercial real estate loans are loans secured by commercial real
estate (e.g., shopping centers, medical buildings,  retail offices) in Nittany's
market area. Commercial real estate loans are generally originated in amounts up
to 80% of the  appraised  value of the  property  and are  secured  by  improved
property such as residential rental properties, office buildings, retail stores,
warehouse,  church buildings and other non-residential  buildings, most of which
are located in Nittany's market area. Commercial real estate loans are generally
made at rates which adjust above the  treasury  interest  rate and cost of funds
rate or are balloon loans with fixed  interest rates which  generally  mature in
three to five years with principal amortization for a period of up to 25 years.

     Commercial  business loans are  underwritten on the basis of the borrower's
ability  to  service  such  debt  from  income.  Commercial  business  loans are
generally made to small and mid-sized companies located within Nittany's primary
lending  area.  In most cases,  additional  collateral  of  equipment,  accounts
receivable,  inventory,  chattel or other assets is required  before the Company
makes a commercial  business  loan.  Nittany Bank is an approved  Small Business
Administration (SBA) lender.

     Loans secured by commercial  real estate and commercial  business loans are
generally  larger and involve a greater degree of risk than one- to- four family
residential   mortgage   loans.   Of   primary   concern,   is  the   borrower's
creditworthiness  and the  feasibility  and cash flow  potential of the project.
Loans  secured by income  properties  are generally  larger and involve  greater
risks than  residential  mortgage  loans  because  payments on loans  secured by
income  properties are often dependent on successful  operation or management of
the properties. As a result, repayment of such loans may be subject to a greater
extent than  residential  real estate  loans to adverse  conditions  in the real
estate market or the economy.


                                       20



     CONSTRUCTION LOANS. Nittany originates loans to finance the construction of
one- to- four family dwellings. Generally, construction loans to individuals are
made only if Nittany also makes the mortgage loan on the property.  Construction
loans to individuals are underwritten  similar to those for residential mortgage
loans.  Nittany  makes  construction  loans  to  builders  on a  limited  basis.
Construction loans to builders generally are lines of credit with terms of up to
one year and interest  rates which are adjusted with the Wall Street prime rate.
These loans generally are adjustable rate loans.

     Construction  financing is generally  considered to involve a higher degree
of risk of loss than long- term  financing  on improved,  occupied  real estate.
Risk of loss on a  construction  loan is dependent  largely upon the accuracy of
the initial  estimate of the property's  value at completion of construction and
development and the estimated cost (including interest) of construction.  During
the  construction  phase,  a number of factors  could  result in delays and cost
overruns. If the estimate of construction costs proves to be inaccurate, Nittany
may be required  to advance  funds  beyond the amount  originally  committed  to
permit  completion  of the  development.  If the  estimate of value proves to be
inaccurate,  Nittany may be confronted, at or prior to the maturity of the loan,
with a project having a value which is insufficient to assure full repayment.

     CONSUMER.  Nittany's  consumer  loan  portfolio  includes  various types of
secured and unsecured consumer loans including home equity lines of credit, home
equity term, personal loans, and automobile loans (new and used). Consumer loans
generally have terms of one year to ten years,  some of which are at fixed rates
and some of which have rates that adjust periodically.

     Consumer loans are  advantageous  to Nittany  because such loans  generally
have higher  rates of interest  and shorter  terms,  but they also  involve more
credit risk than  residential  mortgage loans because of the higher potential of
defaults and the difficulties involved in disposing of any collateral.

     LOAN APPROVAL AUTHORITY AND UNDERWRITING.  Nittany has established  various
lending  limits for its officers and also maintains a loan  committee.  The loan
committee  is comprised of the  Chairman of the Board,  the  President,  and two
Executive Loan Officers and two non-employee  members of the Board of Directors.
The  President has authority to approve  applications  for mortgage  loans up to
$350,000, secured loans up to $200,000 and unsecured loans up to $10,000. Two of
the  Executive  Loan  Officers have  authority to approve  mortgage  loans up to
$350,000,  secured  loans up to  $150,000  and  unsecured  loans up to  $10,000.
Additionally,  any two of the four  Executive  Loan Officers  have  authority to
approve  applications for real estate loans up to $500,000,  secured loans up to
$300,000 and unsecured loans up to $50,000.  Personal banking officers generally
have authority to approve loan  applications  up to $75,000,  depending upon the
loan collateral and type of loan. The loan committee  considers all applications
in excess of the authorized  lending limits of the employee  officers up to $1.5
million.  The entire  Board of  Directors  ratifies  all such loans and approves
amounts in excess of $1.5 million.

     Upon receipt of a completed loan application from a prospective borrower, a
credit report is ordered.  Income and certain other information is verified.  If
necessary,  additional financial  information may be requested.  An appraisal or
other  estimate of value of the real estate  intended to be used as security for
the proposed  loan is obtained.  Appraisals  are  processed by  independent  fee
appraisers. Borrowers

                                       21



also must obtain fire and casualty  insurance.  Flood insurance is also required
on loans secured by property that is located in a flood zone.

     LOAN COMMITMENTS.  Commitments to extend credit are arrangements to lend to
the customer as long as there is no violation of any  condition  established  in
the loan  agreement.  These  commitments  are  comprised  primarily of available
personal and commercial lines of credit,  undisbursed  construction funding, and
various  loans  approved  but  not yet  funded.  At  September  30,  2004,  loan
commitments totaled $11.1 million.

NONPERFORMING AND PROBLEM ASSETS

     LOAN DELINQUENCIES. When a mortgage loan becomes 15 days past due, a notice
of nonpayment is sent to the borrower.  If such payment is not received by month
end, an additional notice of nonpayment is sent to the borrower.  After 60 days,
if the  mortgage  loan  continues  to be  delinquent,  a notice of right to cure
default  is sent to the  borrower  giving 30  additional  days to bring the loan
current  before  foreclosure  is commenced.  If the mortgage loan continues in a
delinquent  status  for 90 days  past due and no  repayment  plan is in  effect,
foreclosure proceedings will be initiated.

     Loans are  reviewed  and are placed on a  non-accrual  status when the loan
becomes  more  than 90 days  delinquent  or  when,  in  Nittany's  opinion,  the
collection of additional  interest is doubtful.  Interest  accrued and unpaid at
the time a loan is  placed on  nonaccrual  status is  charged  against  interest
income.  Subsequent  interest  payments,  if  any,  are  either  applied  to the
outstanding  principal balance or recorded as interest income,  depending on the
assessment of the ultimate collectibility of the loan.


                                       22



     NON-PERFORMING  ASSETS.  The following  table sets forth  information  with
respect to Nittany's  non-performing  assets for the periods indicated.  Nittany
has no loans categorized as troubled debt  restructurings  within the meaning of
the  Statement of  Financial  Accounting  Standards  ("SFAS") 15 and no impaired
loans  within  the  meaning of SFAS 114,  as  amended by SFAS 118.  For the nine
months ended  September 30, 2004,  interest income that would have been recorded
on loans accounted for on a nonaccrual basis was not material.


                                                                 At                         At December 31,
                                                            September 30,      -----------------------------------------
                                                                2004           2003     2002      2001     2000     1999
                                                                ----           ----     ----      ----     ----     ----
                                                                                    (In Thousands)
                                                                                                 
Loans accounted for on a non-accrual basis
  Consumer..............................................          $14         $  --   $   --    $   --    $  --    $  --
  One-to-four-family....................................           --            56      165        --       42       --
                                                                 ----           ---      ---     -----      ---    -----
Total non-accrual loans.................................         $ 14          $ 56     $165    $   --     $ 42   $   --
                                                                  ===           ===      ===     =====      ===    =====
Accruing loans which are contractually past  due 90
days or more:
  One-to-four family....................................           --          $ --   $   --      $210   $   --   $   --
  Commercial real estate................................           --            --       --        --       --       --
  Home equity...........................................           --            --       --        --       --        -
  Construction..........................................           --            --       --        --       --        -
  Commercial............................................           --            --       --        --       --       --
  Consumer..............................................           --            --       --        --       --       --
                                                                 ----          ----    -----    ------    -----   ------
Total...................................................        $  --         $  --   $   --      $210   $   --   $   --
                                                                 ====          ====    =====       ===    =====    =====
Real estate owned.......................................           --         $  --   $   --    $   --   $   --   $   --
                                                                 ----          ----    -----     -----    -----    -----
Total non-performing assets.............................         $ 14          $ 56     $165      $210     $ 42   $   --
                                                                  ===           -==      ===       ===      ===    =====
Total non-accrual and accrual loans to
   net loans............................................        0.01%         0.03%    0.13%      .28%    0.09%      --%
                                                                ====          ====     ====      ====     ====     ====
Total non-performing assets to total assets.............        0.00%         0.02%    0.09%      .17%    0.06%      --%
                                                                ====          ====     ====       ===     ====     ====


     CLASSIFIED ASSETS.  Management,  in compliance with regulatory  guidelines,
has instituted an internal loan review program,  whereby loans are classified as
special  mention,  substandard,  doubtful or loss.  When a loan is classified as
substandard or doubtful  management is required to establish a general valuation
reserve for loan losses in an amount that is deemed prudent.  General allowances
represent loss allowances which have been established to recognize inherent risk
associated with lending activities, but which, unlike specific allowances,  have
not been allocated to particular  problem assets.  When management  classifies a
loan as a loss asset, a reserve equal to 100% of the loan balance is required to
be established or the loan is to be charged-off.

     An asset is considered "substandard" if it is inadequately protected by the
paying capacity and net worth of the obligor or the collateral  pledged, if any.
"Substandard"  assets include those characterized by the "distinct  possibility"
that the insured  institution  will sustain "some loss" if the  deficiencies are
not  corrected.  Assets  classified  as  "doubtful"  have all of the  weaknesses
inherent in those classified  "substandard," with the added  characteristic that
the  weaknesses  present  make  "collection  or  liquidation  in full,"  "highly
questionable  and  improbable,"  on  the  basis  of  currently  existing  facts,
conditions, and

                                       23



values. Assets classified as "loss" are those considered  "uncollectible" and of
such little value that their  continuance as assets without the establishment of
a specific loss reserve is not warranted.  Assets which do not currently  expose
the insured institution to a sufficient degree of risk to warrant classification
in one of the  aforementioned  categories  but possess  credit  deficiencies  or
potential  weaknesses  are  required  to  be  designated  "special  mention"  by
management.

     The following  table sets forth Nittany's  classified  assets in accordance
with its classification system.


                                      At                                         At December 31,
                                    September 30,     ------------------------------------------------------
                                       2004            2003         2002          2001        2000      1999
                                      ------           ----         ----          ----        ----      ----
                                                                 (In thousands)
                                                                                     
Special Mention.............         $1,628           $2,366        $1,911       $1,697     $    42    $  --
Substandard.................             --               --            --           --           -       --
Doubtful....................             --               --            --           --          --       --
Loss........................             --               56           165           --          --       --
                                      -----            -----         -----        -----       -----    -----
                                     $1,628           $2,422        $2,076       $1,697      $   42   $   --
                                      =====            =====         =====        =====       =====    =====


         ALLOWANCES  FOR LOAN  LOSSES.  Nittany's  allowance  for loan losses is
intended to be  maintained  at a level  sufficient  to absorb all  estimable and
probable losses inherent in the loans receivable portfolio. In determining,  the
appropriate level of the allowance for loan losses and,  accordingly,  the level
of the  provision  for loan  losses,  management  reviews  its loans  receivable
portfolio  on at least a  monthly  basis,  taking  into  account:  (i) known and
inherent risks in the  portfolio,  (ii) adverse  situations  that may affect the
borrower's  ability  to  repay,  (iii)  the  estimated  value of any  underlying
collateral, and (iv) current economic conditions.

         Nittany  monitors its allowance for loan losses and makes  additions to
the allowance as economic conditions  dictate.  The allowance for loan losses is
maintained at a level that represents  management's  best estimates of losses in
the loan portfolio at the balance sheet date. However, there can be no assurance
that the  allowance  for losses will be adequate  to cover  losses  which may be
realized  in the future and that  additional  provisions  for losses will not be
required.

                                       24



     The  following  table  sets forth  information  with  respect to  Nittany's
allowance for loan losses at the dates indicated.


                                                      At                                At December 31,
                                                  September 30    -----------------------------------------------------------
                                                     2004          2003           2002          2001        2000       1999
                                                   ---------      ------         ------        ------      ------      -------
                                                                                (Dollars In Thousands)
                                                                                                    
Total loans outstanding........................    $228,637      $184,569       $125,478       $74,462     $43,770    $28,173
                                                    -------       =======        =======        ======      ======     ======
Average loans outstanding......................    $205,669      $154,404       $ 98,013       $54,324     $35,560    $17,127
                                                    =======       =======        =======        ======      ======     ======

Allowance balance at beginning of period.......    $  1,737      $  1,177       $    650      $    343    $    187    $    99
Provision:
Real estate loans..............................         442           593            543           273         126         89
Commercial.....................................          --            --             --            35          11          6
Consumer.......................................          --            --             --            13          20          4
                                                    -------       -------      ---------       -------     -------    -------
                                                        442           593            543           321         157         99
                                                    -------       -------        -------       -------     -------     ------
Charge-offs:
Real estate loans..............................        (64)           (8)            (2)            --          --         --
Commercial.....................................          --          (10)            (5)            --          --         --
Consumer.......................................        (35)          (18)           (22)          (14)         (3)       (11)
                                                    ------        ------        -------       -------      ------    -------
                                                       (99)          (36)           (29)          (14)         (3)       (11)
                                                    ------        ------        -------       -------      ------    -------
Recoveries:
Real estate loans..............................          25            --             --            --          --         --
Commercial.....................................          --            --             --            --          --         --
Consumer.......................................           2             3             13            --           2         --
                                                    -------       -------        -------     ---------     -------   --------
                                                         27             3             13            --           2         --
                                                    -------       -------        -------     ---------     -------   --------
Allowance balances at end of period............    $  2,107      $  1,737        $ 1,177      $    650     $   343   $    187
                                                    =======       =======         ======       =======      ======    =======
Allowance for loan losses as a percent of total
loans outstanding..............................       0.92%         0.94%          0.94%         0.87%       0.79%      0.66%
                                                    ======        ======         ======        ======      ======     ======
Net loans charged off as percent of average
loans outstanding..............................       0.04%         0.02%          0.04%         0.03%       0.02%      0.06%
                                                    ======        ======         ======        ======      ======     ======


                                       25


     The following  table  illustrates  the allocation of the allowance for loan
losses for each category of loan for the dates indicated.  The allocation of the
allowance to each category is not  necessarily  indicative of future loss in any
particular  category and does not  restrict  Nittany's  use of the  allowance to
absorb losses in other loan categories.


                                                                                        At December 31,
                                            At September 30,             -----------------------------------------------
                                                  2004                              2003                  2002
                                       ---------------------------       --------------------      --------------------
                                                       Percent of                 Percent of                Percent of
                                                        Loans in                   Loans in                  Loans in
                                                          Each                       Each                      Each
                                                       Category to                Category to               Category to
                                       Amount          Total Loans       Amount   Total Loans      Amount   Total Loans
                                       ------          -----------       ------   -----------      ------   -----------
                                                                        (Dollars In Thousands)
                                                                                               
Type of Loans:
Real Estate Loans:
    One- to- four family...........    $1,318            63.76%         $1,083       63.02%       $  575         63.89%
    Commercial.....................       453            21.90             327       20.54           360         21.28
    Construction...................        80             2.91             102        4.73            21          1.77
    Home equity....................        92             5.41              94        5.40            72          5.05
Commercial.........................        90             5.18              93        5.32            66          6.38
Consumer...........................        17              .84              17         .99            16          1.63
Unallocated........................        57               --              21          --            67            --
                                        -----           ------           -----      ------         -----        ------

           Total...................    $2,107           100.00%         $1,737      100.00%       $1,177        100.00%
                                        =====           ======           =====      ======         =====        ======


                                                                              At December 31,
                                           --------------------------------------------------------------------------------
                                                       2001                        2000                          1999
                                           --------------------------       --------------------       --------------------
                                                          Percent of                  Percent of                Percent of
                                                           Loans in                    Loans in                  Loans in
                                                             Each                        Each                      Each
                                                          Category to                 Category to               Category to
                                           Amount         Total Loans       Amount    Total Loans      Amount   Total Loans
                                           ------         -----------       ------    -----------      ------   -----------
                                                                           (Dollars In Thousands)
                                                                                                 
Type of Loans:
Real Estate Loans:
    One- to- four family...........         $298             59.75%         $133          57.39%       $103        54.98%
    Commercial.....................          138             20.77           106          21.13          47        23.09
    Construction...................           10              1.66            19           3.67          --         2.65
    Home equity....................           36              6.40            23           7.03          16         8.44
Commercial.........................           66              8.02            28           6.39          12         5.81
Consumer...........................           23              3.40            34           4.39           9         5.03
Unallocated........................           79                --            --             --          --           --
                                            ----            ------          ----         ------        ----       ------
           Total...................         $650            100.00%        $ 343         100.00%       $187       100.00%
                                            ====            ======          ====         ======        ====       ======


                                       26



INVESTMENT ACTIVITIES

     Nittany is required under federal regulation to maintain a sufficient level
of liquid assets (including  specified  short-term  securities and certain other
investments),  as determined by management and defined and reviewed for adequacy
by the OTS during its regular  examinations.  The level of liquid  assets varies
depending  upon  several  factors,  including:  (i)  the  yields  on  investment
alternatives,  (ii)  judgment  as to  the  attractiveness  of  the  yields  then
available in relation to other opportunities,  (iii) expectation of future yield
levels, and (iv) projections as to the short-term demand for funds to be used in
loan  origination  and  other  activities.   Investment  securities,   including
mortgage-backed  securities,  are classified at the time of purchase, based upon
management's  intentions  and  abilities,  as  securities  held to  maturity  or
securities  available  for sale.  Debt  securities  acquired with the intent and
ability to hold to maturity are classified as held to maturity and are stated at
cost and adjusted for  amortization of premium and accretion of discount,  which
are  computed  using the level yield method and  recognized  as  adjustments  of
interest income.  All other debt securities are classified as available for sale
to serve principally as a source of liquidity.

     Current   regulatory  and  accounting   guidelines   regarding   investment
securities  require  Nittany to  categorize  securities  as "held to  maturity,"
"available  for sale" or  "trading."  As of  September  30,  2004,  Nittany  had
securities  classified  as "held to maturity"  and  "available  for sale" in the
amount of $43.5  million and $2.2 million,  respectively,  and had no securities
classified as  "trading."  Securities  classified  as  "available  for sale" are
reported  for  financial  reporting  purposes at the fair market  value with net
changes  in the  market  value  from  period to period  included  as a  separate
component of stockholders'  equity,  net of income taxes. At September 30, 2004,
Nittany's  securities  available for sale had net unrealized  losses of $13,000.
These net unrealized  gains/losses  reflect  normal market  conditions and vary,
either positively or negatively, based primarily on changes in general levels of
market  interest rates  relative to the yields on the portfolio.  Changes in the
market value of securities available for sale do not affect Nittany's income. In
addition,  changes in the market value of  securities  available for sale do not
affect the Bank's regulatory  capital  requirements or its loan-to-one  borrower
limit.

     At September  30,  2004,  Nittany's  investment  portfolio  policy  allowed
investments in instruments  such as: (i) U.S.  Treasury  obligations,  (ii) U.S.
federal agency or federally sponsored agency obligations,  (iii) local municipal
obligations,   (iv)  mortgage-backed  securities,  (v)  collateralized  mortgage
obligations,  (vi) banker's acceptances,  (vii) certificates of deposit,  (viii)
equity securities,  and (ix) investment grade corporate bonds,  commercial paper
and  mortgage  derivative  products.   The  Board  of  Directors  may  authorize
additional investments.

     As a source of liquidity and to supplement  Nittany's  lending  activities,
Nittany has invested in residential mortgage-backed securities.  Mortgage-backed
securities can serve as collateral for borrowings and, through repayments,  as a
source  of  liquidity.  Mortgage-backed  securities  represent  a  participation
interest in a pool of  single-family  or other type of mortgages.  Principal and
interest   payments   are  passed  from  the   mortgage   originators,   through
intermediaries (generally  quasi-governmental  agencies) that pool and repackage
the  participation  interests  in the form of  securities,  to  investors,  like
Nittany. The quasi- governmental agencies guarantee the payment of principal and
interest to  investors  and include the Federal Home Loan  Mortgage  Corporation
("FreddieMac"),  Government  National Mortgage  Association  ("GinnieMae"),  and
Federal National Mortgage Association ("FannieMae").

     Mortgage-backed  securities  typically  are issued  with  stated  principal
amounts.  The  securities  are backed by pools of mortgages that have loans with
interest rates that are within a set range and have

                                       27



varying  maturities.  The underlying pool of mortgages can be composed of either
fixed rate or adjustable  rate mortgage  loans.  Mortgage-backed  securities are
generally  referred to as mortgage  participation  certificates  or pass-through
certificates.  The interest rate risk  characteristics of the underlying pool of
mortgages  (i.e.,  fixed rate or adjustable  rate) and the prepayment  risk, are
passed on to the certificate holder. The life of a mortgage-backed  pass-through
security is equal to the life of the underlying  mortgages.  Expected maturities
will differ from contractual  maturities due to scheduled repayments and because
borrowers  may have the  right to call or  prepay  obligations  with or  without
prepayment  penalties.  Mortgage-backed  securities  issued  by  FreddieMac  and
GinnieMae make up a majority of the pass-through certificates market.

     Nittany   also   invests   in   mortgage-related   securities,    primarily
collateralized mortgage obligations ("CMOs"),  issued or sponsored by GinnieMae,
FannieMae,  FreddieMac,  as well as  private  issuers.  CMOs  are a type of debt
security that aggregates pools of mortgages and  mortgage-backed  securities and
creates  different  classes  of  CMO  securities  with  varying  maturities  and
amortization  schedules  as well as a residual  interest  with each class having
different risk  characteristics.  The cash flows from the underlying  collateral
are usually divided into "tranches" or classes whereby  tranches have descending
priorities with respect to the distribution of principal and interest  repayment
of the underlying  mortgages and mortgage- backed  securities as opposed to pass
through mortgage-backed  securities where cash flows are distributed pro rata to
all security holders. Unlike mortgage-backed  securities from which cash flow is
received and prepayment risk is shared pro rata by all securities holders,  cash
flows from the mortgages and mortgage backed securities underlying CMOs are paid
in  accordance  with a  predetermined  priority  to  investors  holding  various
tranches of such  securities or obligations.  A particular  tranche or class may
carry  prepayment  risk  which  may be  different  from  that of the  underlying
collateral  and other  tranches.  CMOs  attempt to  moderate  reinvestment  risk
associated  with   conventional   mortgage-backed   securities   resulting  from
unexpected prepayment activity.

     SECURITIES PORTFOLIO.  The following table sets forth the carrying value of
Nittany's securities portfolio at the dates indicated:


                                                                      At                           At December 31,
                                                                 September 30,        ---------------------------------
                                                                      2004            2003          2002         2001
                                                                      ----            ----          ----         ----
                                                                            (In Thousands)
                                                                                                    
Securities available for sale:
  U.S. government agency securities..........................     $    --           $    --       $    --       $3,137
  Corporate securities.......................................         668             1,648         1,628        1,674
  Collateralized mortgage obligations........................          --                --           220        2,792
  Mortgage-backed securities.................................       1,449             2,357         4,082        5,513
  Equity securities..........................................         106                69            94           72
Securities held to maturity:
  U.S. government agency securities..........................      14,630             8,762        13,068        4,777
  Collateralized mortgage obligations........................       1,515             1,130         3,464        8,018
  Corporate Securities.......................................         509               500           511           --
   Mortgage-backed securities................................      11,976            13,570        20,777       15,001
   Obligations of States and Political subdivisions..........      14,833            15,284            --           --
                                                                   ------            ------        ------       ------
Total investment securities..................................     $45,686           $43,320       $43,844      $40,984
                                                                   ======            ======        ======       ======


                     28





         The  following  table sets forth  information  regarding  the scheduled
maturities,  amortized cost,  estimated fair values, and weighted average yields
for  Nittany's  investment   securities  portfolio  at  September  30,  2004  by
contractual maturity. The following table does not include equity securities nor
takes into  consideration the effects of scheduled  repayments or the effects of
possible prepayments.


                                                              As of September 30, 2004
                                    -------------------------------------------------------------------------------
                                            Within                      More than                   More than
                                           One Year                 One to Five Years           Five to Ten Years
                                    ---------------------       -----------------------      ----------------------
                                    Amortized      Average      Amortized       Average      Amortized      Average
                                      Cost          Yield         Cost           Yield         Cost          Yield
                                      ----          -----         ----           -----         ----          -----
                                                             (Dollars in thousands)
                                                                                               
U.S. government agency
     securities.................       $ --           --%        $4,009           2.29%      $ 9,621          3.65%
Corporate securities............         --           --             --             --           509          2.00
Collateralized mortgage
     obligations................         --           --             --             --           871          4.47
Mortgage-backed
     securities.................         66         4.76          1,850           4.18         4,965          4.58
Obligations of States and
political subdivisions..........         --           --             --             --         5,293          4.57
                                        ---         ----         ------           ----        ------         -----

   Total investment
     securities.................       $ 66         4.76%       $ 5,859           2.89%      $21,259         4.09%
                                        ===         ====         ======           ====        ======         ====


                                                      As of September 30, 2004
                                     -----------------------------------------------------------------
                                     More than Ten Years           Total Investment Securities
                                     -------------------         -------------------------------------
                                     Amortized      Average      Amortized       Average       Market
                                       Cost          Yield         Cost           Yield         Value
                                       ----          -----         ----           -----         -----
                                                                                
U.S. government agency
     securities.................     $ 1,000          6.25%      $14,630          3.45%        $14,694
Corporate securities............         680          2.77         1,189          2.44           1,175
Collateralized mortgage
     obligations................         644          5.08         1,515          4.73           1,537
Mortgage-backed
     securities.................       6,551          3.00        13,432          3.75          13,524
Obligations of States and
political subdivisions..........       9,540          4.72        14,833          4.67          14,740
                                      ------          ----      --------         -----          ------

   Total investment
     securities.................     $18,415          4.13%      $45,599          3.95%        $45,670
                                      ======          ====        ======          ====          ======


                                       29



SOURCES OF FUNDS

     Deposits are Nittany's major external source of funds for lending and other
investment  purposes.  Funds are also  derived  from the  receipt of payments on
loans and  prepayment  of loans and  maturities  of  investment  securities  and
mortgage-backed  securities  and,  to  a  much  lesser  extent,  borrowings  and
operations.  Scheduled loan principal  repayments are a relatively stable source
of  funds,   while  deposit  inflows  and  outflows  and  loan  prepayments  are
significantly influenced by general interest rates and market conditions.

     DEPOSITS.  Consumer and commercial deposits are attracted  principally from
within  Nittany's  market area  through the  offering of a selection  of deposit
instruments including checking and savings accounts,  money market accounts, and
term certificate accounts. IRA accounts are also offered.  Deposit account terms
vary according to the minimum balance  required,  the time period the funds must
remain on deposit, and the interest rate.

     The interest  rates paid by Nittany on deposits are set at the direction of
senior  management.  Interest rates are determined based on Nittany's  liquidity
requirements, interest rates paid by Nittany's competitors, and Nittany's growth
goals and applicable regulatory restrictions and requirements.  At September 30,
2004, the Company had no brokered deposits.

     The  following  table  indicates the amount of  certificates  of deposit of
$100,000 or more by time remaining until maturity as of September 30, 2004.


                                                Certificates
Maturity Period                                 of Deposits
- ---------------                                --------------
                                               (In thousands)

Within three months                              $  844
Three through six months                            586
Six through twelve months                           911
Over twelve months                                1,921
                                                 ------
                                                 $4,262
                                                 ======

     BORROWINGS.  Nittany  may  obtain  advances  (borrowings)  from the FHLB of
Pittsburgh  ("FHLB") to supplement its supply of lendable  funds.  Advances from
the FHLB are secured by investments  held in safe keeping at the FHLB. Each FHLB
credit program has its own interest rate, which may be fixed or adjustable,  and
range of  maturities.  If the need  arises,  Nittany may also access the Federal
Reserve Bank discount  window to supplement  Nittany's  supply of lendable funds
and to meet  deposit  withdrawal  requirements.  Nittany  also  enters into cash
management  arrangements  with  commercial  deposit  customers  and places those
liabilities on the balance sheet in the form of repurchase or "sweep  accounts."
At September 30, 2004, there were $3.0 million in these accounts.


                                       30



     The following table sets forth information concerning short-term borrowings
during the periods indicated.


                                                              For the Nine
                                                              Months Ended           At or For the Periods Ended
                                                              September 30,                 December 31,
                                                                                ---------------------------------------
                                                                2004            2003             2002            2001
                                                                ----            ----             ----            ----
                                                                              (Dollars in Thousands)
                                                                                                     
Cash Management Repos and FHLB advances:
  Ending balance .......................................      $20,016           $2,364           $1,141          $8,715
  Average balance during the year.......................        6,538            3,018            8,450           4,764
  Maximum month-end balance during the year.............       20,016            6,869            9,232           8,715
  Average interest rate during the year.................         1.31%            1.97%            2.35%           2.51%
  Weighted average rate at year end.....................         1.86%            1.96%            2.64%           3.20%


RETURN ON EQUITY AND ASSETS RATIOS



                                                               For the Nine
                                                               Months Ended                At or For The Periods
                                                               September 30,                Ended December 31,
                                                                                   -------------------------------------
                                                                   2004            2003            2002            2001
                                                                   ----            ----            ----            ----
                                                                                                       
Equity to Asset Ratio...................................            5.68%           5.96%          5.51%           7.18%
Return on Average Equity................................           16.29           12.94           9.47            3.07
Return on Average Assets................................            0.96            0.75           0.57             .25
Dividend Payout Ratio...................................              --              --             --              --


                                       31



DESCRIPTION OF PROPERTY

     Nittany  operates  from four  offices  and five  ATMs:  Set forth  below is
information about our offices.

                                                                  Year Leased or
  Locations                               Leased or Owned            Acquired
  ---------                               ---------------         --------------

Main Office:
- ------------
116 East College Avenue                      Leased                    1999
State College, Pennsylvania

Branch Offices:
- --------------
1276 North Atherton                          Leased                    1999
State College, Pennsylvania

1900 South Atherton                          Leased                    2003
State College, Pennsylvania

2541 East College Avenue                      Owned                    2002
State College, Pennsylvania

125 North Allegheny Street                   Leased                    2004
Bellefonte, Pennsylvania
(In process)

EMPLOYEES

     At September 30, 2004, Nittany had 58 full-time equivalent employees.  None
of the employees  are  represented  by a collective  bargaining  group.  Nittany
believes that its relationship with its employees is good.

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
                  FINANCIAL CONDITION AND RESULTS OF OPERATION

GENERAL

     The  Private  Securities  Litigation  Act  of  1995  contains  safe  harbor
provisions regarding forward-looking  statements.  When used in this discussion,
the words  "believes,"  "anticipates,"  "contemplates,"  "expects,"  and similar
expressions are intended to identify forward-looking statements. Such statements
are subject to certain risks and uncertainties  which could cause actual results
to differ materially from those projected. Those risks and uncertainties include
changes in  interest  rates,  the  ability to control  costs and  expenses,  and
general economic conditions.

                                       32



CRITICAL ACCOUNTING POLICIES

     Nittany's  accounting  policies are integral to  understanding  the results
reported.  The  accounting  policies  are  described  in detail in Note 1 of the
consolidated financial statements.  Our most complex accounting policies require
management's  judgment  to  ascertain  the  valuation  of  assets,  liabilities,
commitments and contingencies. We have established detailed policies and control
procedures that are intended to ensure valuation methods are well controlled and
applied  consistently  from period to period.  In  addition,  the  policies  and
procedures  are intended to ensure that the process for  changing  methodologies
occurs in an  appropriate  manner.  The following is a brief  description of our
current  accounting   policies  involving   significant   management   valuation
judgments.

     Other Than Temporary Impairment of Securities
     ---------------------------------------------

     Securities  are evaluated  periodically  to determine  whether a decline in
their value is other than temporary.  Management  utilizes  criteria such as the
magnitude and duration of the decline, in addition to the reasons underlying the
decline,  to determine  whether the loss in value is other than  temporary.  The
term  "other than  temporary"  is not  intended to indicate  that the decline is
permanent. It indicates that the prospects for a near term recovery of value are
not necessarily  favorable,  or that there is a lack of evidence to support fair
values equal to, or greater than, the carrying value of the  investment.  Once a
decline  in value is  determined  to be other than  temporary,  the value of the
security is reduced and a corresponding charge to earnings is recognized.

     Allowance for Loan Losses
     -------------------------

     Arriving at an  appropriate  level of allowance for loan losses  involves a
high  degree of  judgment.  Nittany's  allowance  for loan losses  provides  for
probable losses based upon  evaluations of known, and inherent risks in the loan
portfolio.  Management uses historical information to assess the adequacy of the
allowance for loan losses as well as the prevailing business environment;  as it
is affected by changing economic conditions and various external factors,  which
may  impact  the  portfolio  in ways  currently  unforeseen.  The  allowance  is
increased by provisions  for loan losses and by  recoveries of loans  previously
charged-off and reduced by loans charged-off.

     Goodwill
     --------

     Nittany  must assess  goodwill  and other  intangible  assets each year for
impairment.  This assessment  involves estimating cash flows for future periods.
If the  future  cash  flows  were  less  than the  recorded  goodwill  and other
intangible  assets  balances,  we would  be  required  to take a charge  against
earnings to write down the assets to the lower value.

                                       33



     Deferred Tax Assets
     -------------------

     We use an estimate of future  earnings  to support  our  position  that the
benefit of our  deferred tax assets will be realized.  If future  income  should
prove non-existent or less than the amount of the deferred tax assets within the
tax years to which they may be applied,  the asset may not be  realized  and our
net income will be reduced.

MARKET RISK AND NET PORTFOLIO VALUE

     Market  risk is the risk of loss of income from  adverse  changes in prices
and rates  that are set by the  market.  Nittany  Bank is at risk of  changes in
interest  rates that affect the income it  receives  on lending  and  investment
activities,  as well as the costs associated with its deposits and borrowings. A
sudden and substantial change in interest rates may affect earnings if the rates
of interest that Nittany Bank earns on its loans and investments does not change
at the same  speed,  to the same  extent,  or on the same basis as the  interest
rates Nittany Bank pays on its deposits and borrowings.  Nittany Bank makes it a
high priority to actively monitor and manage its exposure to interest rate risk.

     Nittany Bank seeks to manage  interest rate  sensitivity  through its asset
and liability  committee  (ALCO) which is comprised of members of management and
the board of directors.  The committee accomplishes this by first evaluating the
interest  rate risk that is inherent in the makeup of Nittany  Bank's assets and
liabilities.  The committee then considers  Nittany  Bank's  business  strategy,
current operating environment,  capital and liquidity  requirements,  as well as
Nittany Bank's current performance objectives, to determine an appropriate level
of risk. The Board of Directors has adopted guidelines within which Nittany Bank
manages its interest rate risk,  trying to minimize to the extent  practical its
vulnerability to changes in interest rates.  These  strategies  include focusing
Nittany  Bank's  investment  activities  on short  and  medium-term  securities,
emphasizing  shorter-term  loans and loans with  adjustable  rate features,  and
maintaining and increasing the transaction  deposit accounts,  as these accounts
are  considered  to be  relatively  resistant  to changes in interest  rates and
utilizing  deposit  marketing  programs to adjust the term or  repricing  of its
liabilities.

     Nittany Bank also monitors its interest rate sensitivity through the use of
an asset/liability  management (ALM) model which estimates the change in its net
portfolio  value  ("NPV") in the event of a range of  assumed  changes in market
interest  rates.  Net portfolio  value is defined as the current market value of
assets, less the current market value of liabilities,  plus or minus the current
value of  off-balance  sheet items.  The change in NPV measures  Nittany  Bank's
vulnerability  to  changes in  interest  rates by  estimating  the change in the
market value of its assets,  liabilities and off-balance sheet items as a result
of an  instantaneous  change in the general level of interest rates (i.e.  shock
analysis).  At December 31, 2003,  Nittany Bank had  $5,098,000  of  off-balance
sheet items.

     As market  interest rates remained at  historically  low rates during 2004,
the average  maturities  of loans and  investment  securities  shortened  due to
quicker  prepayments,  causing an increase in their value. Deposit accounts have
only relatively minor movements in a declining interest rate environment,  since
they are  primarily  short term in nature,  resulting  in the value of  deposits
decreasing more quickly than the value

                                       34



of assets  increase.  If market  interest  rates begin to increase,  the average
maturities  of loans  and  securities  will  lengthen  as  prepayment  decrease.
Decreases in the value of these loans and securities  occur at a more rapid rate
in Nittany Bank's NPV model than increases in the value of its deposits.

     The following table lists the percentage  change in our net portfolio value
(NPV) assuming an immediate  change in interest rates of plus or minus up to 300
basis points from the level at June 30, 2004 (the most recent date which data is
available).


         Changes in Interest        Estimated    Amount of      Amount of           NPV          Change
         Rates in Basis Points      NPV ($)      Changes ($)    Changes (%)         Ratio (%)    (Basis Points)
         ---------------------      -------      -----------    -----------         ---------    --------------
            (Rate Shock)

                                                                                     
                 +300                28,306         (11,733)         (29)%              9.89%        (325)
                 +200                32,850          (7,189)         (18)%             11.29%        (212)
                 +100                36,802          (3,237)          (8)%             12.47%         (94)
                    0                40,039             -              -               13.41%           -
                 -100                41,470           1,431            4%              13.80%          40
                 -200                   N/A             N/A          N/A                  N/A         N/A
                 -300                   N/A             N/A          N/A                  N/A         N/A

         (1)      Represents  the  excess  (deficiency)  of  the  estimated  NPV
                  assuming  the  indicated  change in  interest  rates minus the
                  estimated NPV assuming no change in interest rates.
         (2)      Calculated  as the  amount  of  change  in the  estimated  NPV
                  divided by the  estimated  NPV  assuming no change in interest
                  rates.
         (3)      Calculated  as estimated NPV divided by present value of total
                  assets.
         (4)      Calculated  as  the  excess  (deficiency)  of  the  NPV  ratio
                  assuming  the  indicated  change in  interest  rates  over the
                  estimated NPV ratio assuming no change in interest rates.


     The NPV model,  shown  above,  which is  prepared  by the OTS,  has certain
shortcomings.  Based on the model,  certain assumptions are made that may or may
not actually  reflect how actual yields and costs will react to market  interest
rates.  For example,  the NPV model assumes that the makeup of its interest rate
sensitive  assets and  liabilities  will remain  constant  over the period being
measured.  Thus,  although using such a model can be instructive in providing an
indication of Nittany Bank's exposure to interest rate risk, Nittany Bank cannot
precisely  forecast the effects of a change in market  interest  rates,  and the
results indicated by the model are likely to differ from actual results.

COMPARISON OF FINANCIAL CONDITION AT SEPTEMBER 30, 2004

         GENERAL.  At September  30, 2004,  we had  consolidated  assets of $295
million,  loans  receivable  (net of allowance for loan losses) of $226 million,
deposits of $247 million,  and stockholders' equity of $16.8 million. Net income
for the quarter ended September 30, 2004 increased  $340,000 to $798,000 or $.38
per diluted share from $458,000 or $.23 per diluted share for the same period in
2003.  This included an income tax expense of $427,000 for the quarter  compared
to $206,000 for the 2003 quarter.

                                       35



     Total assets  increased  $46,568,000 to  $295,155,000 at September 30, 2004
from  $248,587,000  at December  31,  2003.  Strong  growth in  residential  and
commercial real estate loans resulted in an increase in net loans  receivable of
$43,719,000  which were primarily  funded through growth in Nittany Bank savings
deposits,  Federal Home Loan Bank short term borrowings, and matured securities.
Total assets included $1.8 million of intangible  assets from the acquisition of
Vantage and Nittany Bank's  original core deposits.  These  intangibles  are not
currently being amortized.

     Cash and cash  equivalents  decreased  $523,000  at  September  30, 2004 as
compared to December 31, 2003. This decrease resulted from growth in loan demand
which  exceeded  deposits  during  the  quarter.  Management  believes  that the
liquidity needs of Nittany are satisfied by the current balance of cash and cash
equivalents, readily available access to traditional funding sources, FHLB short
term  advances,  and the portion of the  investment  and loan  portfolios  which
mature within one year.  These sources of funds will enable Nittany to meet cash
obligations and off-balance sheet commitments as they come due.

     Investment  securities  available  for  sale  decreased  to  $2,224,000  at
September  30,  2004  from  $4,074,000  at  December  31,  2003  and  investment
securities held to maturity  increased to $43,462,000 at September 30, 2004 from
$39,246,000 at December 31, 2003. The increase in the investment securities held
to maturity portfolio resulted primarily from the investment of savings deposits
not yet needed to fund loan growth.

     Net loans receivable increased $43,719,000 to $226,462,000 at September 30,
2004  from  $182,743,000  at  December  31,  2003.  The  increase  in net  loans
receivable resulted from the strong real estate market in Nittany's market area,
and low market  interest  rates.  At  September  30,  2004,  one to four  family
residential   mortgage   balances  grew  by  $27,248,000  to  $151,595,000  from
$124,347,000  at December  31,  2003 and  commercial  real estate  loans grew by
$10,761,000 during the same time period.  Management attributes the increases in
lending balances to continued  customer  referrals,  the economic climate within
the market area, and competitive  rates.  As of September 30, 2004,  Nittany had
additional commitments to fund loan demand of $11,091,000 of which approximately
$4,293,000 relates to commercial customers.

     At September 30, 2004,  Nittany's  allowance  for loan losses  increased by
$370,000  to  $2,107,000  from  $1,737,000  at December  31 2003.  The  increase
resulted  from an  additional  loan loss  provision  of $442,000  needed for the
growth in loans  during the  quarter  which were  offset by  charge-offs  net of
recoveries.

     The  additions  to the  allowance  for loan losses are based upon a careful
analysis by  management of loan data.  Because  Nittany has incurred very little
loan losses in its five-year  history,  management  must base its  determination
upon such factors as Nittany's  volume and the type of loans that it originates,
the amount and trends  relating  to its  delinquent  and  non-performing  loans,
regulatory  policies,  general economic conditions and other factors relating to
the  collectibility  of loans in its portfolio.  Although Nittany  maintains its
allowance for loan losses at a level that it considers to be adequate to provide
for the inherent risk of loss in its loan portfolio at September 30, 2004, there
can be no  assurance  that  additional  losses  will not be  incurred  in future
periods.

                                       36



     The table below outlines Nittany's past due loans as of September 30, 2004:


                                                                             > 90 DAYS PAST           > 90 DAYS PAST
                                                       TOTAL LOAN             DUE - NUMBER             DUE - BALANCE
                                 # OF LOANS              BALANCE                OF LOANS                 OF LOANS
                                 ----------            ----------            --------------           --------------
                                                                                              
Personal Loans                       351              $8,215,000                       1                 $14,000
Credit Line Loans                    447              $5,553,000                      --                      --
Business Loans                       172             $11,798,000                      --                      --
Real Estate Loans                  1,223            $203,003,000                      --                      --
        Total                      2,193            $228,569,000                       1                 $14,000


     Total deposits  increased by $25,666,000 to  $246,559,000  at September 30,
2004 as compared to  $220,893,000 at December 31, 2003. The Nittany Bank savings
deposit account  comprises  approximately 63% of total deposits at September 30,
2004.  Nittany  Bank savings  account is a  competitive  deposit  account with a
tiered  annual  interest  rate of 2.05% for balances over $2,500 for the current
period.  Due to the  continuation  of relatively low  short-term  interest rates
during the quarter, Nittany Bank savings account has remained popular with local
depositors  and has helped to increase our deposit  base.  Non-interest  bearing
demand  deposits  increased to $10,212,000 at September 30, 2004 from $7,880,000
at December 31, 2003 as all our checking  and money  market  accounts  grew at a
steady pace.

     Stockholder's  equity  increased to  $16,760,000 at September 30, 2004 from
$14,828,000  at December 31, 2003 because of net income of $1,932,000  and minor
fluctuations in the market value of available for sale securities.

     AVERAGE  BALANCE SHEET FOR THE THREE MONTH PERIOD ENDED SEPTEMBER 30, 2004.
The following tables set forth certain information relating to Nittany's average
balance  sheet and  reflects  the average  yield on assets and  average  cost of
liabilities  for the periods  indicated and the average  yields earned and rates
paid.  Such yields and costs are  derived by  dividing  income or expense by the
average  balance  of  assets  or  liabilities,  respectively,  for  the  periods
presented. Average balances are derived from average daily balances.

     The yield on earning assets and the net interest  margin are presented on a
fully  taxable-equivalent  (FTE) and annualized basis. The FTE basis adjusts for
the tax benefit of income on certain  tax-exempt loans and investments using the
federal  statutory tax rate of 34% for each period  presented.  Nittany believes
this measure to be the preferred industry measurement of net interest income and
provides relevant comparison between taxable and non-taxable amounts.

                                       37



a.   Nittany   Financial   Quarterly  Average  Balance  Sheet  and  Supplemental
     Information:



                                                                For the three months ended September 30,
                                                ---------------------------------------------------------------------------------
                                                              2004                                        2003
                                                -----------------------------------------      ----------------------------------
                                                                             (3)                                           (3)
                                                  Average    Annualized    Average              Average                  Average
                                                  Balance   Interest      Yield/Cost            Balance  Interest      Yield/Cost
                                                  -------   ------------  ----------            -------  ------------  ----------
                                                                             (Dollars in thousands)
                                                                                                       
Interest-earning assets:
  Loans recievable............................   $222,148       $3,267       5.88%             $166,200      $2,601        6.26%
  Investments securities......................     46,768          372       4.27%               55,976         328        2.63%
  Interest-bearing dep - other banks..........     10,355           24       0.93%                7,743           9        0.46%
                                                 --------       ------       ----              --------      ------        ----
Total interest-earning assets.................    279,271        3,663       5.43%              229,920       2,938        5.18%
                                                                ------                                       ------
Noninterest-earning assets....................      6,413                                         1,679
Allowance for loan losses.....................     (2,029)                                       (1,522)
                                                  -------                                      --------
Total assets                                      283,655                                      $230,077
                                                  =======                                      ========
Interest-bearing liabilities:
  Interest - bearing demand deposits..........    $21,652           47       0.87%              $18,753          37        0.80%
  Money market deposits.......................     37,679          196       2.08%              $35,120         194        2.21%
  Savings deposits............................    155,610          790       2.03%              115,886         646        2.23%
  Certificates of deposit.....................     21,051          153       2.91%               23,516         174        2.97%
  Advances from FHLB..........................     20,366          179       3.52%               12,659         147        4.65%
                                                 --------       ------       ----              --------      ------        ----
Total interest-bearing liabilities............    256,358        1,365       2.13%              205,933       1,199        2.33%
                                                 --------       ------                         --------      ------
Noninterest-bearing liabilities...............
  Demand deposits.............................     10,022                                         6,962
  Other liabilities...........................        705                                         3,250
Stockholders' equity..........................     16,569                                        13,933
                                                 --------                                      --------
Total liabilities and stockholders' equity....   $283,655                                      $230,077
                                                 ========                                      ========
Net interest income...........................                  $2,298                                       $1,740
                                                                ======                                       ======
Interest rate spread (1)......................                               3.30%                                         2.85%
Net yield on interest-earning assets (2)......                               3.47%                                         3.10%
Ratio of average interest-earning assets to
  average interest-bearing liabilities........                             108.94%                                       111.65%

- ---------------
(1)  Interest rate spread  represents  the  difference  between the avg yield on
     interest-earning assets and the avg cost of interest-bearing liabilities.
(2)  Net yield on  interest-earning  assets  represents net interest income as a
     percentage of average interest-earning assets.
(3)  Average yields are computed using  annualized  interest  income and expense
     for the periods.

                                       38



b.   Nittany  Financial  Year-To-Date  Average  Balance  Sheet and  Supplemental
     Information:



                                                                        For the Nine Months Ended September 30,
                                                   -----------------------------------------------------------------------------
                                                                2004                                   2003
                                                   --------------------------------------  -------------------------------------
                                                   Average                  Average         Average                   Average
                                                   Balance   Interest      Yield/Cost (3)   Balance  Interest      Yield/Cost (3)
                                                   -------   --------      --------------   -------  --------     --------------
                                                                                (Dollars in Thousands)
                                                                                                         
Interest-earning assets:
  Loans receivable.............................   $205,669       $ 9,034         5.86%     $145,605    $7,012          6.42%
  Investments securities.......................     47,818         1,115         3.64%       48,345     1,074          3.26%
  Interest-bearing deposits with other banks...      9,776            50         0.68%        8,960        49          0.73%
                                                  --------       -------         ----      --------    ------          ----
Total interest-earning assets..................    263,264        10,199         5.26%      202,910     8,135          5.42%
                                                                 -------                               ------
Noninterest-earning assets.....................      7,193                                    8,867
Allowance for loan losses......................     (1,886)                                  (1,347)
                                                  --------                                 --------
Total assets...................................   $268,570                                 $210,430
                                                  ========                                 ========
Interest-bearing liabilities:
  Interest-bearing demand deposits.............   $ 20,489           131         0.85%     $ 17,526       127          0.96%
  Money market deposits........................     35,910           560         2.08%       33,265       614          2.46%
  Savings deposits.............................    150,639         2,323         2.06%      104,053     1,887          2.42%
  Certificates of deposit......................     21,454           478         2.97%       22,002       544          3.29%
  Borrowings...................................     14,566           461         4.22%        9,276       434          6.23%
                                                  --------       -------         ----      --------    ------          ----
Total interest-bearing liabilities.............    243,059         3,953         2.17%      186,123     3,605          2.58%
                                                  --------       -------                   --------    ------
Noninterest-bearing liabilities
  Demand deposits..............................      8,939                                    6,738
  Other liabilities............................        719                                    5,519
Stockholders' equity...........................     15,854                                   12,050
                                                  --------                                 --------
Total liabilities and stockholders' equity.....   $268,570                                 $210,430
                                                  ========                                 ========
Net interest income............................                  $ 6,246                               $4,530
                                                                 =======                               ======
Interest rate spread (1).......................                                  3.09%                                 2.83%
Net yield on interest-earning assets (2).......                                  3.26%                                 3.05%
Ratio of average interest-earning assets to
  average interest-bearing liabilities.........                                108.31%                               109.02%


- ------------
(1)  Interest rate spread  represents  the  difference  between the avg yield on
     interest-earning assets and the avg cost of interest-bearing liabilities.
(2)  Net yield on  interest-earning  assets  represents net interest income as a
     percentage of average interest-earning assets.
(3)  Average yields are computed using  annualized  interest  income and expense
     for the periods.

                                       39



RESULTS OF OPERATIONS FOR THE PERIOD ENDED SEPTEMBER 30, 2004

     Net income was $798,000 for the three months ended  September  30, 2004, an
increase of $340,000 as compared to the same period ended 2003.  The increase is
primarily  due to  increases in net interest  income and  noninterest  income of
$559,000  and  $458,000,   respectively,  which  were  offset  by  increases  in
noninterest expense and taxes. Basic and diluted earnings per share increased to
$.41 and  $.38  per  share,  respectively  for the  three  months  period  ended
September  30, 2004 compared to $.24 and $.23 per share,  respectively,  for the
three month  period  ended  September  30,  2003.  All "per share" data has been
adjusted for the 20% stock dividend issued in March 2004.

     Net  income  for the  nine  month  period  ended  September  30,  2004  was
$1,932,000  as compared  to  $1,113,300  for the same period in 2003.  Basic and
diluted  earnings per share increased to $1.00 and $.93 per share,  respectively
for the nine months  period ended  September  30, 2004 compared to $.64 and $.59
per share, respectively, for the nine month period ended September 30, 2003.

     Net  interest  income for the three  months  ended  September  30, 2004 was
$2,299,000  as compared to $1,740,000  for the same period ended 2003.  Interest
income increased  $725,000 for 2004 as compared to the prior year period and was
influenced  mainly  by  increases  in  interest  earned on loans  receivable  of
$666,000.  The  increase  in  interest  income was the result of an  increase of
$49,351,000  in average  balances  of  interest-earning  assets  that  primarily
resulted from a $55,948,000 increase in the average balance of loans receivable.
The yield on interest  earning  assets  increased  to 5.43% for the three months
ended  September  30,  2004 from  5.18% for the same  period  ended  2003 due to
increasing  interest rates during the quarter.  Although there were  significant
increases in residential real estate lending,  the yield on the loans receivable
decreased  38 basis  points in 2004 as compared to 2003.  Year to date,  the net
interest  income was  $6,246,000 as compared to  $4,530,000  for the same period
ended 2003, as the $60,354,000  increase in average balance of interest  earning
assets was offset by a decrease in yield on these  assets of 16 basis points and
a decrease in the cost of interest bearing liabilities of 41 basis points.

     Interest expense increased by $166,000 for the three months ended September
30, 2004 as compared to the prior year period and was influenced primarily by an
increase in interest  expense on deposits as increases in deposit  balances were
essentially  offset by lower rates. This increase was primarily  attributable to
an increase in the average balance of interest-bearing  deposits of $42,718,000.
The average  balances of savings  deposit  accounts  increased  $39,724,000 as a
result of customer  service,  referrals,  and marketing  efforts and competitive
rates of the Nittany Savings  product.  The cost of funds decreased to 2.13% for
the three month period ended  September  30, 2004 from 2.33% for the same period
ended 2003 as a result of a reduction in market interest rate levels, a decrease
in the rates paid on  deposits,  and a greater use of our Federal Home Loan Bank
overnight  borrowing  capabilities.  Interest expense for the nine-month  period
ended  September 30, 2004  increased by $348,000 as lower rates were offset by a
$46,586,000 increase in the average balance in the Nittany Savings product.

     As a result of  decreases  in the average  cost of total  interest  bearing
liabilities,  the Bank's  quarterly  net interest  margin  increased by 37 basis
points to 3.47% from 3.10% at  September  30,  2003,  a period of interest  rate
volatility.  Year to date,  the net  interest  margin has  increased by 21 basis
points.

     Total  noninterest  income for the three  months ended  September  30, 2004
increased $458,000 as compared to the same period ended 2003. Noninterest income
items are  primarily  comprised of service  charges and fees on deposit  account
activity,  overdraft  privilege  fees,  along with fee income derived from asset
management  services and related  commissions.  Service fees on deposit accounts
increased  $53,000 and have  progressively  increased during each quarter as the
number  of  accounts  and  volume  of  related   transactions   have  increased.
Additionally,  for the  three-months  ended September 30, 2004,  commissions and
management fees from Vantage and Nittany Asset Management  increased by $382,000
over the same period of 2003.  Year to date,  noninterest  income  increased  to
$2,386,000  from  $1,222,000 for the same period ended 2003 due primarily to the
growth in assets  under  management  at  Vantage  as well as  increased  fees on
deposit accounts and the overdraft  privilege product.  Also included in year to
date noninterest income is a capital gain of approximately  $33,000 on an equity
security sold at the holding company.

                                       40



     Total noninterest  expenses  increased  $550,000 for the three months ended
September 30, 2004,  as compared to the same period ended 2003.  The increase in
total  noninterest  expenses for the current period was primarily related to the
larger  organization  that resulted from the acquisition of Vantage last year as
well  as the  related  marketing  efforts  to  increase  visibility  within  the
Company's  market area,  annual merit  increases and bonuses given to employees,
and data processing  expenses.  Vantage paid $382,000 of independent  investment
solicitors'  fees for the  quarter as compared to $90,000 for the same period in
2003 due to the growth in assets  under  management.  Year to date,  noninterest
expenses  increased to $5,197,000 from $3,576,000 for the same period ended 2003
primarily  because of the increase of $561,000 in compensation  related expenses
and the $735,000 increase in commission expense, mainly at Vantage.

     Income tax expense of $427,000 was recognized in the third quarter of 2004,
compared  to $206,000  for the same period of 2003.  Year to date the income tax
expense  increased from $554,000 for the nine months ended September 30, 2003 to
$1,061,000  for the same period in 2004.  All of the  Company's  operating  loss
carry-forwards  were  fully  utilized  during  the 2003 tax year.  However,  the
purchase of  approximately  $15 million in high quality  municipal bonds in 2003
and 2004, and the formation of a Delaware  investment company earlier this year,
have helped to reduce our effective tax rate.

LIQUIDITY AND CAPITAL RESOURCES

     Liquidity management for Nittany is measured and monitored on both a short-
and  long-term  basis,  allowing  management to better  understand  and react to
emerging  balance sheet trends.  After assessing  actual and projected cash flow
needs,  management  seeks  to  obtain  funding  at the most  economical  cost to
Nittany.  Both short- and long-term liquidity needs are addressed by maturities,
repayments,  and  sales  of  investments  securities,  and loan  repayments  and
maturities.  The use of these  resources,  in conjunction with access to credit,
provide the core ingredients for satisfying  depositor,  borrower,  and creditor
needs.

     Nittany's  liquid  assets  consist  of  cash  and  cash  equivalents,   and
investment  securities  classified  as  available  for sale.  The level of these
assets is dependent on Nittany's operating,  investing, and financing activities
during any given  period.  At  September  30,  2004,  cash and cash  equivalents
totaled  $14.4  million  or 4.9% of total  assets  while  investment  securities
classified as available for sale totaled  $2,224,000.  Management  believes that
the liquidity  needs of Nittany are satisfied by the current balance of cash and
cash equivalents,  readily available access to traditional funding sources, FHLB
advances,  and the portion of the  investment  and loan  portfolios  that mature
within  one year.  These  sources  of funds  will  enable  Nittany  to meet cash
obligations and off-balance sheet commitments as they come due.

     Operating  activities  provided net cash of $2.9 million for the nine month
period ended September 30, 2004,  generated  principally from net income of $1.9
million. Also contributing to operating activities was provision for loan losses
and  depreciation,   amortization,  and  accretion  of  $442,000  and  $541,000,
respectively.

     Investing  activities consist primarily of loan originations and repayments
and investment  purchases and maturities.  These cash usages primarily consisted
of loan  originations  of $44.2 million for the nine months ended  September 30,
2004, as well as investment purchases of $42.3 million for the same time period.
Partially  offsetting  the usage of  investment  activities  is $39.6 million of
proceeds from  investment  security  maturities and repayments for the same time
period.

                                       41



     Financing  activities consist of the solicitation and repayment of customer
deposits, borrowings and repayments, and proceeds from the sale of common stock.
During the nine month period  ending  September  30, 2004,  net cash provided by
financing activities totaled $44.5 million, principally derived from an increase
in  deposit  accounts  in  general,  and  savings  deposits  specifically.  Also
contributing to this influx of cash was proceeds from other  borrowings of $14.6
million.

     Nittany's   primary   source  of  capital  has  been   retained   earnings.
Historically, Nittany has generated net retained income to support normal growth
and expansion.  Management has developed a capital  planning  policy to not only
ensure  compliance  with  regulations,  but also to ensure capital  adequacy for
future expansion.

     Management  monitors both the  Company's  and the Bank's total  risk-based,
Tier I risk-based and tangible capital ratios in order to assess compliance with
regulatory  guidelines.  At September  30,  2004,  both the Company and the Bank
exceeded the minimum  risk-based and tangible  capital ratio  requirements.  The
Company's and the Bank's  risk-based,  Tier I risk-based,  and tangible  capital
ratios are 11.3%, 9.9%, 5.1% and 13.5%, 12.1%, 6.2%, respectively,  at September
30, 2004.


COMPARISON OF FINANCIAL CONDITION AT DECEMBER 31, 2003

        Asset  growth for the period  continued to remain  strong.  Total assets
increased  $68,928,000 to $248,587,000 at December 31, 2003 from $179,659,000 at
December  31,  2002.  Additionally,  the growth in assets for the quarter  ended
December 31, 2003 represented an increase of $9,403,000 from September 30, 2003.
Nittany  Bank's  asset  growth  was  driven by strong  growth in the 1-4  family
residential  loan  portfolio,  which  has been  funded by  steady  increases  in
deposits.

        Cash  and  cash  equivalents  increased  $9,101,000  to  $14,953,000  at
December  31, 2003 as compared to  $5,852,000  at  December  31,  2002.  For the
quarter  ended  December  31,  2003,  cash and  cash  equivalents  increased  by
$8,404,000  from  September 30, 2003.  The changes in cash and cash  equivalents
resulted from temporary  fluctuations with interest-bearing  deposits with other
banks  due to  the  timing  of  customer  activity  and  investments  purchased.
Nittany's primary depository is the Federal Home Loan Bank of Pittsburgh.

        Investment   securities  available  for  sale  decreased  $1,950,000  to
$4,074,000  at December 31, 2003 as compared to $6,024,000 at December 31, 2002.
Additionally, investment securities held to maturity

                                       42



increased  $886,000 to  $39,246,000  at December  31, 2003 from  $38,360,000  at
December 31, 2002. During the current period,  we purchased  $48,196,000 of held
to maturity securities that were funded by $46,628,000 of proceeds received from
principal repayments and maturities of held to maturity  securities.  Due to the
level  of  taxable  earnings,  Nittany  began  purchasing  municipal  investment
securities during 2003. Such securities now account for approximately 35% of the
investment  portfolio.  For the quarter  ended  December  31,  2003,  investment
securities available for sale decreased $361,000 and investment  securities held
to maturity increased $5,043,000 as compared to September 30, 2003.

        For the quarter  ended  December  31,  2003,  loans  receivable,  net of
allowance for loan losses, increased $6,628,000 from September 30, 2003. Of such
increase, 1-4 family residential loans increased $4,597,000. Year to date, loans
receivable,   net  of  allowance  for  loan  losses,  increased  $58,488,000  to
$182,743,000  from  $124,255,000  at December 31, 2002.  The net growth was less
than the loans booked because of principal reductions,  unadvanced  construction
loans,  and a  high  level  of  refinancing  activity.  The  increase  in  loans
receivable  resulted  from  the  economic  health  of our  market  area  and the
strategic,  service-oriented  marketing approach taken by management to meet the
lending  needs  of  the  area.  As of  December  31,  2003,  we  had  additional
commitments  to fund loan  demand of $5.1  million of which  approximately  $1.9
million relates to commercial and commercial real estate.

         The  allowance  for loans is increased by  provisions  for loan losses,
which is charged against  earnings,  and is reduced by charge-offs and increased
by  recoveries.  At December 31, 2003,  our allowance for loan losses  increased
$560,000 to  $1,737,000  from  $1,177,000  at December 31, 2002.  The  increased
allowance  resulted from a loan loss  provision for the year ended  December 31,
2003 of $593,000  offset by loan chargeoffs of $36,000 and recoveries of $3,000.
For the quarter  ended  December 31, 2003,  we increased  the allowance for loan
losses by $85,000.

         The  additions to the  allowance for loan losses are based on growth of
residential and commercial loans and upon a further  determination by management
that it  believes  is  appropriate.  Due to our lack of  historical  experience,
management bases its  determination  upon such factors as the volume and type of
loans that we originate,  the amount and trends  relating to our  delinquent and
non-performing loans, regulatory policies, general economic conditions and other
factors relating to the  collectibility  of loans in our portfolio.  Although we
maintain  our  allowance  for loan  losses  at a level  that we  consider  to be
adequate to provide for the inherent risk of loss in our loan  portfolio,  there
can be no assurance that significant  additional provisions will not be required
in future periods.

        Total deposits  increased  $64,041,000 to  $220,893,000  at December 31,
2003 from  $156,852,000  at December 31, 2002. At December 31, 2003, the Nittany
Bank savings deposit account added to our deposit base $136,274,000, an increase
of $13,717,000 from September 30, 2003. The Nittany Bank savings deposit product
is a competitive deposit account with a tiered annual interest rate of 2.25% for
balances  over  $2,500 for the  current  period.  Increases  in  Nittany  Bank's
checking and savings products  continue to be the primary source of core deposit
growth.

        Stockholder's equity increased $4,924,000 to $14,828,000 at December 31,
2003  from  $9,904,000  at  December  31,  2002,  as a result  of net  income of
$1,625,000,  an increase in accumulative other comprehensive loss of $3,000, and
a stock  offering of 157,515 shares at $15.50 per share during the year. The net
proceeds of the offering  were  approximately  $2.4  million.  Also during 2003,
Nittany  acquired  Vantage for 36,000 shares of common stock,  which resulted in
the recognition of  approximately  $1.0 million of goodwill.  Accumulated  other
comprehensive  loss decreased as a result of changes in the net unrealized  loss
on  investment  securities  available for sale due to  fluctuations  in interest
rates. Because of interest rate volatility, accumulated other comprehensive loss
could  materially  fluctuate  from period to period  depending  on economic  and
interest rate conditions.

                                       43



RESULTS OF OPERATIONS FOR PERIOD ENDED DECEMBER 31, 2003

        Net  income for the three  months  ended  December  31,  2003  increased
$211,000 to $512,000 from $301,000 for the same 2002 period.  Net income for the
year ended December 31, 2003 increased  $738,000 to $1,625,000 from $887,000 for
the same 2002  period.  The  increases  in net income  for both the three  month
period and year were  primarily  attributable  to strong  growth in net interest
income.   Also  contributing  to  increased  earnings  was  a  higher  level  of
noninterest income attributable largely to Vantage, which became a subsidiary of
Nittany in January 2003.  These  increases were more than offset by increases in
noninterest  expense  and income  taxes.  Basic and diluted  earnings  per share
increased  to $1.09 and $1.01 per share for the year ended  December 31, 2003 as
compared to $.65 and $.60 for year 2002.

        Net  interest  income  for the three  months  ended  December  31,  2003
increased  $511,000 to $1,836,000  as compared to  $1,325,000  for the same 2002
period.  Interest and dividend income  increased  $550,000 to $3,084,000 for the
three months  ended  December  31, 2003 from  $2,534,000  for the same 2002 year
period.  Increased  interest  and dividend  income for the current  three months
ended December 31, 2003 was influenced primarily by increases in interest earned
on loans  receivable of $628,000.  The average yield on interest  earning assets
increased to 5.12% for the  three-months  ended December 31, 2003 from 5.11% for
the same period ended 2002. The average yield on loans receivable  decreased for
the three months ended  September 30, 2003 by 28 basis points as compared to the
same 2002 period.  These declines in yields,  however,  were more than offset by
continued strong growth in earning assets. At December 31, 2003, the three month
and yearly average  balances of interest  earning assets were  $241,107,000  and
$211,030,000,  respectively,  compared to $229,920,000  and $150,081,000 for the
comparable 2002 periods.

        Net  interest  income for the year ended  December  31,  2003  increased
$1,962,000 to $6,366,000 from $4,404,000 for the same 2002 period.  Interest and
dividend income increased  $2,323,000 to $11,219,000 for the year ended December
31, 2003 from  $8,896,000 for the same 2002 period.  The increased  interest and
dividend  income was primarily a result of increases in interest earned on loans
receivable of $2,690,000.  The average yield on interest earning assets declined
to 5.37% for the year ended  December  31,  2003 from 5.93% for the same  period
ended 2002.  The  significant  increase in  residential  real estate lending was
partially  offset but the  reduction  in yield on loans  receivable  of 87 basis
points in 2003 as compared to 2002.

        Interest  expense for the three months ended December 31, 2003 increased
$39,000 to  $1,248,000  from  $1,209,000  for the same 2002 period.  During this
period,  there was an  increase  in the  average  balance  of  interest  bearing
deposits of  $10,767,000  while the average cost of funds for  interest  bearing
liabilities  held steady at 2.33%.  Additionally,  the average cost of funds for
deposits  increased  2 basis  points to 2.20% from 2.18% for the  current  three
month period as compared to the same 2002 period.

        Interest expense for the year ended December 31, 2003 increased $360,000
to $4,853,000 from $4,493,000 for the same 2002 period. This increase was caused
by an increase in interest  expense on deposits of $470,000 offset by a decrease
in interest on short term  borrowings  of  $138,000.  Average  cost of funds for
interest  bearing  liabilities  decreased  78 basis points to 2.48% for the year
ended December

                                       44



31, 2003 from 3.26% for the same period ended 2002.  Additionally,  average cost
of funds for deposits decreased 76 basis points for the current year as compared
to the same 2002 period.

        For a detailed  analysis of interest  income and interest  expense,  see
"Average Balance Sheet and Rate/Volume Analysis" below.

                                       45



        AVERAGE   BALANCE  SHEET.   The  following   table  sets  forth  certain
information  for the years ended  December 31, 2002 and 2001.  The average yield
and costs are  derived by dividing  income or expense by the average  balance of
assets or liabilities,  respectively for the periods presented. Average balances
are derived from average daily balances.



                                                                         For the Year Ended December 31,
                                                  ---------------------------------------------------------------------------------
                                                               2003                                           2002
                                                  -----------------------------------       ---------------------------------------
                                                    Average                Average             Average                    Average
                                                    Balance  Interest     Yield/Cost           Balance       Interest    Yield/Cost
                                                    -------  --------     ----------           -------       --------    ----------
                                                                               (Dollars in Thousands)
                                                                                                          
Interest-earning assets:
  Loans receivable..............................   $154,404   $ 9,711        6.29%         $ 98,013         $7,021           7.16%
  Investments securities........................     48,310     1,451        3.23%           41,508          1,743           4.20%
  Interest-bearing deposits with other banks....      8,315        57        0.69%           10,560            133           1.26%
                                                   --------   -------        ----          --------        -------           ----
Total interest-earning assets...................    211,029    11,219        5.37%          150,081          8,896           5.93%
                                                              -------                                       ------
Noninterest-earning assets......................      8,467                                   6,576
Allowance for loan losses.......................     (1,435)                                   (900)
                                                   --------                                --------
Total assets....................................   $218,061                                $155,757
                                                   ========                                ========
Interest-bearing liabilities:
  Interest-bearing demand deposits..............   $ 17,726       165        0.93%         $ 13,766            227           1.65%
  Money market deposits.........................     33,819       810        2.40%           19,429            609           3.13%
  Savings deposits..............................    110,070     2,600        2.36%           68,597          2,076           3.03%
  Certificates of deposit.......................     22,087       720        3.26%           21,689            912           4.21%
  Borrowings....................................     11,818       558        4.72%           14,552            668           4.59%
                                                   --------   -------        ----          --------         ------           ----
Total interest-bearing liabilities..............    195,520     4,853        2.48%          138,033          4,493           3.25%
                                                   --------   -------                      --------         ------
Noninterest-bearing liabilities
  Demand deposits...............................      6,758                                   5,066
  Other liabilities.............................      3,178                                   3,294
Stockholders' equity............................     12,605                                   9,364
                                                   --------                                --------
Total liabilities and stockholders' equity......   $218,061                                $155,757
                                                   ========                                ========
Net interest income.............................              $ 6,366                                       $4,404
                                                              =======                                       ======
Interest rate spread (1)........................                             2.89%                                           2.67%
Net yield on interest-earning assets(2).........                             3.07%                                           2.93%
Ratio of average interest-earning assets to
 average interest-bearing liabilities...........                           107.93%                                         108.73%


- --------------
(1)  Interest rate spread represents the difference between the average yield on
     interest-earning   assets  and  the   average   cost  of   interest-bearing
     liabilities.
(2)  Net yield on  interest-earning  assets  represents net interest income as a
     percentage of average interest-earning assets.

                                       46



        RATE/VOLUME ANALYSIS. The following table sets forth certain information
regarding  changes in interest  income and interest  expense of Nittany Bank for
the  periods  indicated.  For  each  category  of  interest-earning  assets  and
interest-bearing liabilities, information is provided on changes attributable to
(i) changes in volume  (changes in average  volume  multiplied  by old rate) and
(ii) changes in rate (changes in rate  multiplied by old volume).  Increases and
decreases  due to both rate and volume,  which  cannot be  separated,  have been
allocated  proportionately  to the  change  due to volume  and the change due to
rate.


                                                        Nine Months Ended
                                                           September 30,              Year Ended December 31,
                                                  ------------------------------    -------------------------
                                                        2004    vs.   2003 (1)        2003    vs.   2002 (1)
                                                  ------------------------------    -------------------------
                                                         Increase (Decrease)           Increase (Decrease)
                                                               Due to                         Due to
                                                  ------------------------------    -------------------------
                                                   Volume       Rate      Total      Volume     Rate    Total
                                                  ------------------------------    -------------------------
                                                          (In Thousands)
INTEREST INCOME:
                                                                                       
Loans receivable ..............................   $ 2,676    $  (654)   $ 2,022     $3,414     $ (724)   $2,690
Investment securities .........................       (96)       137         41        706       (998)     (292)
Interest-bearing deposits at banks ............         4         (3)        (1)       (24)       (52)      (76)
                                                  -------    -------    -------     ------    -------    ------
  TOTAL INTEREST INCOME .......................   $ 2,584    $  (520)   $ 2,064     $4,096    $(1,774)   $2,322
                                                  =======    =======    =======     ======    =======    ======

INTEREST EXPENSE:
Interest-bearing deposits
 NOW accounts..................................   $  (849)   $   853    $     4     $  121    $  (183)   $  (62)
 Money market accounts.........................        45        (99)       (54)       295        (94)      201
 Savings deposits .............................       753       (317)       436        822       (299)      523
 Certificates of deposit ......................       (16)       (50)       (66)        17       (209)     (192)
                                                  -------    -------    -------     ------    -------    ------
Total interest-bearing deposits................   $   (67)   $   387    $   320     $1,255    $  (785)   $  470
Borrowings.....................................       195       (168)        27       (130)        20      (110)
                                                  -------    -------    -------     ------    -------    ------
TOTAL INTEREST EXPENSE.........................       128        219        347     $1,125    $  (765)   $  360
                                                  =======    =======    =======     ======    =======    ======

Increase (decrease) in net interest income ....   $ 2,456    $  (739)   $ 1,717     $2,971    $(1,009)   $1,962
                                                  =======    =======    =======     ======    =======    ======
_________
(1)  The  portion  of the total  change  attributable  to both  volume  and rate
     changes  during the year hs been  allocated  to volume and rate  components
     based upon the absolute dollar amount of the change in each component prior
     to allocation.



        Total noninterest income increased $432,000 and $1,215,000, respectively
for the three month and year ending  December  31, 2003.  Noninterest  income is
primarily  comprised of service  charges and fees on deposit  account  activity,
along with fee  income  derived  from  asset  management  services  and  related
commissions.  Vantage  contributed the majority of the increase during the year.
Note that  Vantage  was  acquired  on  January  1, 2003 and  therefore,  did not
contribute to earnings in the 2002 period.

        Total  noninterest  expenses  increased  $685,000 and $1,973,000 for the
three  months and year ended  December  31, 2003 as compared to the same periods
ended 2002.  The  increase in total  noninterest  expenses  for both periods was
related to operating a larger  organization  which resulted from the acquisition
of Vantage, marketing efforts to increase visibility, and higher data processing
fees  caused by the  growing  number of loan and  deposit  accounts.  Salary and
benefits costs  increased in connection with the acquisition of Vantage as three
full-time  staff were hired.  In addition,  a supplemental  retirement  plan was
implemented  for  certain  members  of senior  management  that  resulted  in an
additional expense of approximately $47,000

                                       47



for 2003.  For the year ended  December  31,  2003,  Vantage and  Nittany  Asset
Management operations  contributed  approximately  $672,000 of total noninterest
expense.

        For the three month and year ended December 31, 2003,  Nittany  incurred
income tax expense of $273,000 and $828,000  respectively,  compared to $179,000
and  $412,000,  respectively,  for the three month and year ended  December  31,
2002.  The higher  income tax expense  during 2003  periods  reflects  Nittany's
increased  earnings during 2003 plus the use of remaining loss  carryforwards in
2002.  Nittany's effective tax rate for the year ended December 31, 2003 was 34%
compared to 32% for the 2002 period.

LIQUIDITY AND CAPITAL RESOURCES

        Liquidity  management  for Nittany is measured  and  monitored on both a
short- and long-term basis,  allowing  management to better understand and react
to emerging balance sheet trends. After assessing actual and projected cash flow
needs,  management  seeks  to  obtain  funding  at the most  economical  cost to
Nittany.  Both short- and long-term liquidity needs are addressed by maturities,
repayments,  and  sales  of  investments  securities,  and loan  repayments  and
maturities.  The use of these  resources,  in conjunction with access to credit,
provide the core ingredients for satisfying  depositor,  borrower,  and creditor
needs.

        Nittany's  liquid  assets  consist  of cash  and cash  equivalents,  and
investment  securities  classified  as  available  for sale.  The level of these
assets is dependent on Nittany's operating,  investing, and financing activities
during any given period. At December 31, 2003, cash and cash equivalents totaled
$15.0 million or 6.0% of total assets while investment  securities classified as
available  for sale  totaled $4.1  million or 1.6% of total  assets.  Management
believes  that the  liquidity  needs of Nittany  are  satisfied  by the  current
balance of cash and cash  equivalents,  readily  available access to traditional
funding  sources,  FHLB  advances,  and the portion of the  investment  and loan
portfolios  that  mature  within one year.  These  sources of funds will  enable
Nittany to meet cash obligations and off-balance  sheet commitments as they come
due.

        Operating  activities provided net cash of $2.2 million and $2.1 million
for 2003 and 2002,  respectively,  generated principally from net income of $1.6
million and $900,000 in each of these respective  periods.  Also contributing to
operating   activities  was  the  provision  for  loan  losses  and  the  annual
depreciation,  amortization, and accretion of $593,000 and $973,000 for 2003 and
$543,000 and $564,000 for 2002.

        Investing   activities   consist  primarily  of  loan  originations  and
repayments and investment purchases and maturities.  These cash usages primarily
consisted of loan  originations  of $59.1 million and $51.0 million for 2003 and
2002,  respectively,  as well as investment purchases of $48.2 million and $40.2
million  for 2003 and  2002,  respectively.  Partially  offsetting  the usage of
investment  activities  is $48.5  million  and $36.5  million of  proceeds  from
investment security maturities and repayments for 2003 and 2002, respectively.

        Financing  activities  consist  of the  solicitation  and  repayment  of
customer  deposits,  borrowings  and  repayments,  and proceeds from the sale of
common stock.  During 2003,  net cash provided by financing  activities  totaled
$67.2  million,  principally  derived  from an  increase  in  deposit  accounts,
particularly  savings  deposits.  Also  contributing  to this influx of cash was
proceeds  from other  borrowings  of $2.5 million and proceeds  from the sale of
common  stock of $2.4  million.  Partially  offsetting  these  amounts  was $2.1
million of repayments of borrowed funds in 2003.  During 2002, net cash provided
by financing

                                       48



activities  totaled  $53.6  million,  principally  derived  from an  increase in
deposit accounts, and savings deposits specifically.  Offsetting this amount was
the net repayment of borrowed funds of $4.8 million.

        Liquidity  may be adversely  affected by  unexpected  deposit  outflows,
excessive  interest rates paid by competitors,  and similar matters.  Management
monitors projected liquidity needs and determines the level desirable,  based in
part on Nittany's  commitment to make loans, as well as management's  assessment
of Nittany's  ability to generate funds.  Nittany  anticipates that it will have
sufficient  liquidity to satisfy  estimated  short-term  and  long-term  funding
needs.

        Nittany's  primary  source  of  capital  has  been  retained   earnings.
Historically, Nittany has generated net retained income to support normal growth
and expansion.  Management has developed a capital  planning  policy to not only
ensure  compliance  with  regulations,  but also to ensure capital  adequacy for
future expansion.

        Nittany  is  subject to federal  regulations  imposing  minimum  capital
requirements.  Management  monitors  both  Nittany's  and Nittany  Bank's  Total
risk-based,  Tier I  risk-based  and Tier I  leverage  capital  ratios to assess
compliance  with  regulatory  guidelines.  At December 31, 2003,  Nittany Bank's
Total risk-based, Tier I risk-based and Tier I leverage ratios were 11.2%, 9.9%,
and 5.3%, and 12.8%, 11.6%, and 6.2%, respectively.

OFF BALANCE SHEET ARRANGEMENTS

        In the normal course of business,  Nittany makes various commitments and
contingent  liabilities that are not reflected in the accompanying  consolidated
financial statements. These instruments involve, to varying degrees, elements of
credit  and  interest  rate  risk in  excess  of the  amount  recognized  in the
Consolidated  Balance Sheet.  Nittany's  exposure to credit loss in the event of
nonperformance by the other parties to the financial  instruments is represented
by the  contractual  amounts as  disclosed.  Nittany  minimizes  its exposure to
credit loss under these  commitments by subjecting  them to credit  approval and
review procedures and collateral  requirements as deemed necessary.  Commitments
generally have fixed expiration dates within one year of their origination.

THE OFF-BALANCE SHEET COMMITMENTS COMPRISES THE FOLLOWING:

                                                    2003            2002
                                                   ------          -------
         Commitments to extend credit:
            Fixed rate                             $  673          $ 2,511
            Variable rate                           3,255           11,250
                                                   ------          -------
                                                    3,928           13,761
         Letters of credit                          1,170                -
                                                   ------          -------
              Total                                $5,098          $13,761
                                                   ======          =======

         The range of  interest  rates on fixed rate loan  commitments  was 5.85
percent to 6.75 percent at December 31, 2003.

                                       49



         Commitments  to extend  credit are  agreements to lend to a customer as
long  as  there  is no  violation  of any  condition  established  in  the  loan
agreement.  These commitments  consist of undisbursed  residential  construction
loans, available commercial and personal lines of credit, and loans approved but
not yet  funded.  Fees from the  issuance  of the  credit  lines  are  generally
recognized over the period of maturity.

         Standby letters of credit are conditional commitments issued by Nittany
to guarantee the performance of a customer to a third party. The coverage period
for these  instruments  is  typically a one-year  period with an annual  renewal
option subject to prior approval by management. Fees earned from the issuance of
these letters are recognized  over the coverage  period.  For secured letters of
credit,  the  collateral  is  typically  bank  deposit  instruments  or customer
business assets.

         Nittany is committed  under three  noncancelable  operating  leases for
Nittany Bank's office  facilities with remaining terms through 2008. At December
31, 2003, the minimum rental commitments under these leases are as follows:

                                                 (In Thousands)
                                    2004            $   239
                                    2005                239
                                    2006                239
                                    2007                192
                                    2008                144
                                                     ------
                                         Total       $1,053
                                                     ======

         Occupancy  and  equipment  expenses  include  rental   expenditures  of
$221,000 and $144,000 for 2003 and 2002, respectively.

IMPACT OF NEW ACCOUNTING STANDARDS

         In April 2003, the FASB issued FAS No. 149,  Amendment of Statement 133
on Derivative  Instruments  and Hedging  Activities.  This statement  amends and
clarifies  accounting for derivative  instruments,  including certain derivative
instruments  embedded in other contracts,  and for hedging  activities under FAS
No. 133. The amendments set forth in FAS No. 149 improve financial  reporting by
requiring  that  contracts  with  comparable  characteristics  be accounted  for
similarly.  In particular,  this statement  clarifies under what circumstances a
contract with an initial net investment meets the characteristic of a derivative
as  discussed  in FAS No. 133.  In  addition,  it  clarifies  when a  derivative
contains a financing  component that warrants special reporting in the statement
of cash flows.  FAS No.149 amends certain other existing  pronouncements.  Those
changes  will  result  in  more  consistent  reporting  of  contracts  that  are
derivatives in their entirety or that contain embedded  derivatives that warrant
separate  accounting.  This statement is effective for contracts entered into or
modified  after  September  30,  2003,  except as stated  below and for  hedging
relationships  designated  after  September  30, 2003.  The  guidance  should be
applied  prospectively.  The provisions of this statement that relate to FAS No.
133,  Implementation  Issues,  that have been effective for fiscal quarters that
began prior to September 15, 2003,  should  continue to be applied in accordance
with their respective effective dates. In addition,  certain provisions relating
to forward purchases or sales of when-issued securities or other securities that
do not  yet  exist  should  be  applied  to  existing  contracts  as well as new
contracts entered into after September 30,

                                       50



2003. The adoption of this statement did not have a material effect on Nittany's
financial position or results of operations.

         In December  2003,  the FASB issued a revision  to  Interpretation  46,
Consolidation of Variable Interest  Entities,  which  established  standards for
identifying a variable  interest entity ("VIE") and for  determining  under what
circumstances  a VIE  should  be  consolidated  with  its  primary  beneficiary.
Application of this Interpretation is required in financial statements of public
entities  that have  interests in  special-purpose  entities for periods  ending
after  December  15,  2003.  Application  by public  entities,  other than small
business  issuers,  for  all  other  types  of  VIEs is  required  in  financial
statements for periods ending after March 15, 2004.  Small business issuers must
apply  this  Interpretation  to all other  types of VIEs at the end of the first
reporting   period  ending  after  December  15,  2004.  The  adoption  of  this
Interpretation  has  not  and is not  expected  to  have a  material  effect  on
Nittany's financial position or results of operations.

                                   REGULATION


         Set forth below is a brief  description of certain laws which relate to
the regulation of Nittany and Nittany Bank. The description  does not purport to
be complete and is qualified in its entirety by reference to applicable laws and
regulations.

REGULATION OF NITTANY

         GENERAL.  Nittany is a unitary savings and loan holding company subject
to regulatory oversight by the OTS. As such, Nittany is required to register and
file reports with the OTS and is subject to regulation  and  examination  by the
OTS.  In  addition,  the OTS has  enforcement  authority  over  Nittany  and its
non-savings association subsidiaries,  should such subsidiaries be formed, which
authority  also  permits the OTS to restrict  or  prohibit  activities  that are
determined  to be a serious risk to the  subsidiary  savings  association.  This
regulation  and  oversight  is  intended  primarily  for the  protection  of the
depositors of Nittany Bank and not for the benefit of stockholders of Nittany.

         As a unitary savings and loan holding company, Nittany generally is not
subject   to  any   restrictions   on  its   business   activities.   While  the
Gramm-Leach-Bliley  Act (the "GLB Act")  terminated the "unitary  thrift holding
company" exemption from activity  restrictions on a prospective  basis,  Nittany
enjoys  grandfathered  status  under this  provision  of the GLB Act  because it
acquired Nittany Bank prior to May 4, 2000. As a result,  Nittany's freedom from
activity  restrictions  as a unitary  savings and loan  holding  company was not
affected  by the GLB Act.  However,  if Nittany  were to  acquire  control of an
additional  savings  association,  its business  activities  would be subject to
restriction under the Home Owners' Loan Act. Furthermore, if Nittany were in the
future to sell control of Nittany Bank to any other company,  such company would
not succeed to  Nittany's  grandfathered  status  under the GLB Act and would be
subject  to the  same  activity  restrictions.  The  continuation  of  Nittany's
exemption from restrictions on business activities as a unitary savings and loan
holding  company is also  subject to  Nittany's  continued  compliance  with the
Qualified  Thrift  Lender  ("QTL")  test.  See "-  Regulation  of Nittany Bank -
Qualified Thrift Lender Test."

                                       51



         RECENT LEGISLATION TO CURTAIL CORPORATE ACCOUNTING  IRREGULARITIES.  On
July 30, 2002,  President  Bush signed into law the  Sarbanes-Oxley  Act of 2002
(the "Act"). The Securities and Exchange  Commission (the "SEC") has promulgated
certain regulations  pursuant to the Act and will continue to propose additional
implementing  or clarifying  regulations as necessary in furtherance of the Act.
The  passage  of the Act  and the  regulations  implemented  by the SEC  subject
publicly-traded   companies  to  additional   and  more   cumbersome   reporting
regulations   and  disclosure.   Compliance  with  the  Act  and   corresponding
regulations may increase Nittany's expenses.

REGULATION OF NITTANY BANK

         GENERAL.  Set forth below is a brief  description  of certain laws that
relate to the regulation of Nittany Bank. The description does not purport to be
complete and is qualified  in its entirety by reference to  applicable  laws and
regulations. As a federally chartered, SAIF-insured savings association, Nittany
Bank is subject  to  extensive  regulation  by the OTS and the  Federal  Deposit
Insurance  Corporation  ("FDIC").  Lending activities and other investments must
comply with various federal statutory and regulatory requirements.  Nittany Bank
is also  subject to certain  reserve  requirements  promulgated  by the  Federal
Reserve Board.

         The OTS regularly  examines  Nittany Bank and prepares  reports for the
consideration of Nittany Bank's Board of Directors on any deficiencies  that are
found  in  Nittany  Bank's  operations.  Nittany  Bank's  relationship  with its
depositors  and  borrowers  is also  regulated  to a great extent by federal and
state law,  especially in such matters as the ownership of savings  accounts and
the form and content of Nittany Bank's mortgage documents.

         Nittany Bank must file reports with the OTS  concerning  its activities
and financial condition,  in addition to obtaining regulatory approvals prior to
entering into certain transactions such as mergers with or acquisitions of other
savings   institutions.   This   regulation   and   supervision   establishes  a
comprehensive  framework of activities in which an institution can engage and is
intended primarily for the protection of the SAIF and depositors. The regulatory
structure  also  gives  the  regulatory   authorities  extensive  discretion  in
connection with their  supervisory  and  enforcement  activities and examination
policies,  including  policies with respect to the  classification of assets and
the establishment of adequate loan loss reserves for regulatory purposes.

         INSURANCE OF DEPOSIT  ACCOUNTS.  The deposit  accounts  held by Nittany
Bank are insured by the SAIF to a maximum of $100,000  for each  insured  member
(as defined by law and  regulation).  Insurance of deposits may be terminated by
the FDIC upon a finding  that the  institution  has engaged in unsafe or unsound
practices,  is in an unsafe or unsound  condition to continue  operations or has
violated any applicable law, regulation, rule, order or condition imposed by the
FDIC or the institution's primary regulator.

         Nittany  Bank  is  required  to  pay  insurance  premiums  based  on  a
percentage of its insured  deposits to the FDIC for insurance of its deposits by
the SAIF.  Under  the  risk-based  system  established  by the FDIC for  setting
deposit  insurance  premiums,  for the first six months of 2004,  the  insurance
assessment  rates for  SAIF-member  institutions  is from 0% to .27% of  insured
deposits on an  annualized  basis,  with the  assessment  rate for most  savings
institutions  set at  0%.  Nittany  Bank  currently  qualifies  for  the  lowest
assessment rate under the risk-based assessment system and, accordingly, did not
pay any deposit insurance assessments during the past fiscal year.

                                       52



         In addition, all FDIC-insured institutions are required through 2017 to
pay  assessments  to the FDIC to fund  interest  payments on bonds issued by the
Financing Corporation ("FICO"), an agency of the Federal government  established
to  recapitalize  the  predecessor  to the SAIF.  For calendar 2003, the average
annual assessment rate was .0155% of insured deposits.

         LOANS TO ONE  BORROWER.  A savings  association  may not make a loan or
extend  credit to a single or related group of borrowers in excess of 15% of the
associations's unimpaired capital and surplus. An additional amount may be lent,
equal to 10% of the unimpaired capital and surplus, under certain circumstances.
At September  30, 2004,  Nittany's  lending  limit for loans to one borrower was
approximately  $2.7  million  and Nittany had no  outstanding  commitments  that
exceeded the loans to one borrower limit at the time originated or committed.

         REGULATORY  CAPITAL  REQUIREMENTS.   OTS  capital  regulations  require
savings institutions to meet three capital standards: (1) tangible capital equal
to 1.5% of total adjusted assets, (2) core capital equal to at least 3% of total
adjusted assets for savings  institutions  that receive the highest  supervisory
rating for safety and  soundness and 4% of total  adjusted  assets for all other
thrifts,  and (3) risk-based capital equal to 8% of total risk-weighted  assets.
At  September  30,  2004,  Nittany Bank was in  compliance  with its  regulatory
capital requirements.

         For  purposes  of the OTS  capital  regulations,  tangible  capital  is
defined as core capital less all intangible assets,  except for certain mortgage
servicing  rights,  and less certain  investments.  Core,  or Tier 1, capital is
defined as common stockholders' equity,  noncumulative perpetual preferred stock
and minority  interests  in the equity  accounts of  consolidated  subsidiaries,
certain  nonwithdrawable   accounts  and  pledged  deposits  of  mutual  savings
associations and qualifying supervisory goodwill, less nonqualifying  intangible
assets, certain mortgage servicing rights and certain investments.

         The risk-based capital standard for savings  institutions  requires the
maintenance  of  total  risk-based  capital  of  8%  of  risk-weighted   assets.
Risk-based  capital  equals  the  sum of core  and  supplementary  capital.  The
components  of  supplementary  capital  include,  among other items,  cumulative
perpetual preferred stock,  perpetual  subordinated debt, mandatory  convertible
subordinated debt, intermediate-term preferred stock, general valuation loan and
lease loss allowances up to a maximum of 1.25% of risk-weighted  assets,  and up
to 45% of unrealized gains on equity securities.  Overall, supplementary capital
is limited to 100% of core capital.  A savings  association  must  calculate its
risk-weighted  assets by multiplying  each asset and  off-balance  sheet item by
various risk factors as determined  by the OTS,  which range from 0% for cash to
100% for delinquent  loans,  property acquired through  foreclosure,  commercial
loans, and other assets.

         In addition to the above  regulatory  capital  requirements,  the OTS's
prompt corrective action regulation  classifies savings  associations by capital
levels and provides that the OTS will take various corrective actions, including
imposing significant operational restrictions,  against any thrift that fails to
meet  the  regulation's  capital  standards.  Under  this  regulation,  a  "well
capitalized"  savings  association  is one that has a total  risk-based  capital
ratio of at least 10%, a Tier 1  risk-based  capital  ratio of at least 6% and a
leverage  capital  ratio  of 5%,  and is not  subject  to any  capital  order or
directive.  A thrift is deemed  "adequately  capitalized"  category  if it has a
total risk-based capital ratio of at least 8%, a Tier 1 risk-based capital ratio
of at least 4%, and a leverage capital ratio of at least 4%.  Institutions  with
lower  capital  levels  are  deemed  to  be  "undercapitalized,"  "significantly
undercapitalized" or "critically  undercapitalized,"  depending on their capital
levels. A thrift that falls within any of the three undercapitalized  categories
is

                                       53



subject  to severe  regulatory  sanctions  under the  prompt  corrective  action
regulation.  At  September 30,  2004,  Nittany  Bank  was  classified  as  "well
capitalized."

         DIVIDEND AND OTHER CAPITAL  DISTRIBUTION  LIMITATIONS.  The OTS imposes
various  restrictions or requirements on the ability of savings  institutions to
make capital distributions, including cash dividends.

         A savings association,  such as Nittany Bank, that is a subsidiary of a
savings and loan holding  company must file an  application or a notice with the
OTS at least 30 days before making a capital distribution.  Savings associations
are not  required  to file  an  application  for  permission  to make a  capital
distribution  and need only file a notice if the following  conditions  are met:
(1) they are eligible for expedited  treatment under OTS  regulations,  (2) they
would  remain  adequately  capitalized  after the  distribution,  (3) the annual
amount of capital  distribution does not exceed net income for that year to date
added to retained net income for the two  preceding  years,  and (4) the capital
distribution  would not violate any  agreements  between the OTS and the savings
association  or any OTS  regulations.  Any  other  situation  would  require  an
application to the OTS.

         The OTS may disapprove an application or notice if the proposed capital
distribution   would:  (i)  make  the  savings   association   undercapitalized,
significantly  undercapitalized,  or  critically  undercapitalized;  (ii)  raise
safety  or  soundness  concerns;  or (iii)  violate  a  statue,  regulation,  or
agreement  with  the OTS (or  with  the  FDIC),  or a  condition  imposed  in an
OTS-approved application or notice. Further, a federal savings association, like
Nittany  Bank,  cannot  distribute  regulatory  capital  that is needed  for its
liquidation account.

         QUALIFIED THRIFT LENDER TEST.  Federal savings  institutions  must meet
one of two Qualified Thrift Lender ("QTL") tests. To qualify as a QTL, a savings
institution must either (i) be deemed a "domestic building and loan association"
under the Internal  Revenue Code by maintaining at least 60% of its total assets
in specified types of assets,  including cash,  certain  government  securities,
loans  secured  by and  other  assets  related  to  residential  real  property,
educational loans and investments in premises of the institution or (ii) satisfy
the statutory QTL test set forth in the Home Owner's Loan Act by  maintaining at
least 65% of its "portfolio assets" in  certain"Qualified  Thrift  Investments".
Qualified thrift investments  consist primarily of an institution's  residential
mortgage  loans and other loans and  investments  relating to  residential  real
estate and manufactured housing and also include student,  credit card and small
business loans, stock issued by a Federal Home Loan Bank, the FreddieMac and the
FannieMae,  and other enumerated assets. For purposes of the statutory QTL test,
portfolio assets are defined as total assets minus intangible  assets,  property
used by the  institution in conducting its business,  and liquid assets equal to
10% of total assets. A savings  institution must maintain its status as a QTL on
a monthly basis in at least nine out of every 12 months. A failure to qualify as
a QTL  would  result  in a number  of  sanctions,  including  certain  operating
restrictions. At September 30, 2004, Nittany Bank was in compliance with its QTL
requirement, with 72% of its assets invested in Qualified Thrift Investments.

         FEDERAL HOME LOAN BANK SYSTEM.  Nittany Bank is a member of the FHLB of
Pittsburgh which is one of 12 regional FHLBs that administers the home financing
credit  function  of  savings  associations.  Each FHLB  serves as a reserve  or
central bank for its members within its assigned region.  It is funded primarily
from  proceeds  derived from the sale of  consolidated  obligations  of the FHLB
System.  It makes loans to members (i.e.,  advances) in accordance with policies
and procedures established by the Board of Directors of the FHLB.

                                       54



         As a member, Nittany Bank is required to purchase and maintain stock in
the FHLB of  Pittsburgh  in an amount  based on maximum  borrowing  capacity  as
determined by FHLB and Nittany  Bank's  advances from the FHLB. At September 30,
2004, Nittany Bank was in compliance with this requirement.

         FEDERAL  RESERVE  SYSTEM.   The  Federal  Reserve  Board  requires  all
depository  institutions to maintain  non-interest bearing reserves at specified
levels against their transaction  accounts (primarily  checking,  NOW, and Super
NOW checking accounts) and non-personal time deposits.  The balances  maintained
to meet the reserve  requirements  imposed by the Federal  Reserve  Board may be
used to satisfy  the  liquidity  requirements  that are  imposed by the OTS.  At
September 30, 2004,  Nittany Bank was in compliance  with these Federal  Reserve
Board requirements.

                                   MANAGEMENT

         The  following  sets forth  information  with  respect  to Nittany  and
Nittany Bank's directors and executive officers.

BOARD OF DIRECTORS

         DAVID K. GOODMAN, JR., 51, is the President and Chief Executive Officer
of D. C. Goodman & Sons,  Inc., a Huntingdon  based  contracting  firm. The firm
specializes in construction for industry, institutions, and commercial customers
in the fields of fire protection sprinkler systems,  mechanical,  and electrical
contracting.  Mr.  Goodman is a member of the board of directors  of  Huntingdon
County  United  Way,  Huntingdon  County  Business & Industry  Council and is an
emeritus member of the board of directors of J. C. Blair Memorial  Hospital.  He
is also a Trustee of Juniata  College.  Mr.  Goodman  received his  education at
Juniata College and holds numerous  professional  memberships in fire protection
and contracting organizations.

         WILLIAM A. JAFFE,  66, is the President and owner of The Jaffe Group, a
Human Resource Consultancy,  headquartered in State College, Pennsylvania, which
he  established  in January  1996.  Previously,  he was  Compensation  and Human
Resource  Practice Leader for the  Mid-Atlantic  Region of Alexander & Alexander
Consulting  Group and a Vice President of Towers Perrin.  Mr. Jaffe received his
Bachelor of Arts degree in journalism  from Penn State  University and Master of
Science  degree  in  Management  from the  University  of  Illinois.  He is past
President of The Mount Nittany Conservancy,  President of the Penn State College
of Communications Alumni Society, and is the past chair of the Penn State Hillel
Foundation.  He is a member of the executive committee and board of directors of
the  Chamber of Business  and  Industry  of Centre  County;  and, as a community
volunteer,  serves on the  boards of the  Centre  County  Community  Foundation,
Centre  County  United Way,  Pennsylvania  Centre  Stage,  Penn State All Sports
Museum  and  Knight   Foundation's   State  College  Community  Advisory  Board.
Additionally,  Mr. Jaffe served as an adjunct associate  professor at The George
Washington University from 1991 to 1995, and is currently an adjunct lecturer in
management  at Penn  State.  In 1996,  Mr.  Jaffe was named a Penn State  Alumni
Fellow.

         DONALD J. MUSSO,  45, is the founder of FinPro,  Inc., a consulting and
investment  banking  firm  which  specializes  in  providing  advisory  services
nationally to the financial  institutions  industry. Mr. Musso has a Bachelor of
Science  in  Finance  from  Villanova  University  and an MBA  in  Finance  from
Fairleigh Dickinson University. Mr. Musso's corporation has represented hundreds
of financial

                                       55



institutions  nationally in connection  with business plans,  appraisals,  asset
liability management, mergers and acquisitions,  branch acquisitions and de novo
financial  institutions.  Prior to establishing  FinPro,  he had direct industry
experience,  having managed the Corporate  Planning and Mergers and Acquisitions
departments  for Meritor  Financial  Group, a $20 billion dollar  institution in
Philadelphia. Prior to that, he was responsible for the banking, thrift and real
estate  consulting  practice in New Jersey for DeLoitte,  Haskins and Sells. Mr.
Musso is an instructor of strategic  planning and mergers and  acquisitions  for
the Stonier Graduate School of Banking. He also teaches planning at the Graduate
School of Banking at Colorado and provides  director  training for several state
organizations.

         SAMUEL J. MALIZIA,  50, is the Chairman of the Board and  co-founder of
Nittany and Nittany Bank. Mr.  Malizia is a founding  partner of the law firm of
Malizia Spidi & Fisch,  PC, a law firm with offices in Washington,  DC and State
College,  Pennsylvania.  For over 23  years,  Mr.  Malizia  has  specialized  in
transactional,  securities and regulatory matters for financial institutions and
related  entities.  He received a Bachelor of Science Degree with Distinction in
accounting from the Pennsylvania State University and a Juris Doctor Degree from
the George Washington University. He served as Attorney Advisor to Special Trial
Judge Francis Cantrel at the United States Tax Court and attended the Masters of
Law in Taxation  program at the  Georgetown  University  where he was  associate
editor of the Tax Lawyer.  He is a member of the  Pennsylvania  and  District of
Columbia bars, the U.S. Tax Court,  U.S. Claims Court, U.S. Court of Appeals for
the  District  of  Columbia  and a member of the  Federal  Bar  Association  and
American Bar  Association.  He is an alumnus of several Penn State  University's
organizations,  including  Lions Paw, Skull and Bones Honor Society,  Beta Alpha
Psi and Omicron Delta Kappa.  He is a member of the board of directors of Mercer
Insurance Group, Inc. and Mercer Mutual Insurance Company. He has also served on
the board of  directors  of the  Lions Paw  Alumni  Society,  the Mount  Nittany
Conservancy  and the Centre County Theatre for the Performing  Arts. Mr. Malizia
is also an  active  member  of Our  Lady of  Victory  Catholic  Church  in State
College, Pennsylvania, where he coaches the OLV school football teams.

         DAVID Z.  RICHARDS,  JR.,  44, is one of the  founders  of Nittany  and
Nittany  Bank and  serves as  President  and  Chief  Executive  Officer  of both
entities. Richards began his community banking career in 1977, working part time
at the First  National Bank of Danville,  PA during high school and college.  He
continued with the bank upon graduation from Susquehanna University with a BS in
Finance  in 1982 and  served  the bank in  various  capacities,  including  Vice
President and Financial Officer.  While at the Danville bank, Richards helped to
pioneer many new innovations such as the bi-weekly mortgage and began one of the
nation's  first  discount  brokerage  operations  in a community  bank. In 1986,
Richards  became the youngest  graduate of the ABA's Stonier  Graduate School of
Banking. In 1990, he joined the 118 year old Mifflinburg Bank and Trust Company,
Mifflinburg,  PA ($90 million in assets).  As President  and CEO of  Mifflinburg
Bank, the company enjoyed strong growth to approximately  $200 million in assets
when he left to start  Nittany  Bank in 1997.  Richards  has served and  chaired
various committees for both the Pennsylvania  Bankers  Association (PBA) and the
American Bankers Association (ABA).  Currently he is a member of the FURST Board
of Directors for the Kirchman Corporation and the Enterprise Technology Alliance
board of directors, a multi-bank owned data processing consortium.  He is active
in a number of local charitable organizations, including serving as treasurer of
the State College Area YMCA and resides in State College.

         J. GARRY  MCSHEA,  50, has been  owner and  founder of the J.G.  McShea
Construction  Company,  Boalsburg,  Pennsylvania since 1978. McShea Construction
specializes    in    custom    home    construction,     remodeling    projects,
commercial/residential  rental properties and land  development.  Prior to this,
Mr. McShea was employed by Certain Teed Corporation, Valley Forge, Pennsylvania,
as a Residential  Building Material  Specialist.  Mr. McShea is a past President
and 25 year member of the Builders

                                       56



Association of Central Pennsylvania. He is a Director of the Tussey Mountain Ski
Corporation and served on the Harris Township  Planning  Commission.  Mr. McShea
received a Bachelor of Science Degree in Marketing from the  Pennsylvania  State
University College of Business.

         D. MICHAEL  TAYLOR,  63, is an  architect,  real estate  developer  and
entrepreneur, who has resided in the State College area for 33 years. Mr. Taylor
has a Bachelor  of  Architecture  degree  from  Kansas  State  University.  Upon
graduation, he spent six years in commercial architecture for Phillips Petroleum
Company and several years working  directly in the construction  business.  From
1978 to 1988 Mr. Taylor was part owner of Whitehill  Lighting and Supply Company
and Village Hardware  located in State College.  From 1988 to present Mr. Taylor
has  specialized  in the  design,  construction  and  rental of  several  office
buildings in the State College area.

EXECUTIVE OFFICERS

         RICHARD C.  BARRICKMAN,  53, was  appointed  Senior Vice  President  of
Nittany and Nittany  Bank upon  completion  of the  formation of Nittany Bank on
October 23, 1998. Mr.  Barrickman was employed by PNC Bank, N.A. ("PNC") and its
predecessors  through mergers.  Prior to merger with PNC and its predecessors in
1982,  Mr.  Barrickman  was  the  President  of Mt.  Nittany  Savings  and  Loan
Association. Mr. Barrickman is a native of State College, Pennsylvania.

         JOHN E. ARRINGTON, 40, was appointed Vice President of Nittany and Vice
President of Retail Banking upon  completion of the formation of Nittany Bank on
October  23,  1998.  He is also  President  of Nittany  Asset  Management,  Inc.
Previously, Mr. Arrington was employed by PNC and its predecessors, serving in a
variety of capacities,  most recently as Vice President. Mr. Arrington is active
in youth  sports  programs and serves on the board of several  local  non-profit
agencies.

         GARY M. BRADLEY,  53, joined Nittany in February 2002 and serves as the
Chief Accounting Officer. Prior to joining Nittany Financial, he was employed as
a Vice  President  and  Auditor  of  Promistar  Financial  Corporation.  He is a
Certified  Public  Accountant  licensed  in  the  State  of  Pennsylvania  and a
Certified  Bank  Auditor.  He is  chairman  of the  Cresson  Township  Municipal
Authority,  treasurer of the Allegheny Highlands Regional Theatre, and a trustee
board member of the Cresson Public Library.

COMMUNITY ADVISORY BOARD OF DIRECTORS:

         Nittany  Bank has created a Community  Advisory  Board of  Directors to
help  evaluate the needs of the community and to solicit ideas and comments from
the  business  community  and general  populous.  The  members of the  Community
Advisory  Board are selected on a yearly basis and meet at least every  calendar
quarter. The Community Advisory Board serves by an appointment from the Board of
Directors  of the Bank.  Set forth  below  are the names of the  members  of the
Community  Advisory Board along with a brief  description  of their  occupation.
Beginning in November  2003,  members of the Community  Advisory  Board received
$100 per meeting attended.

         CRAIG  AVEDESIAN is the President and part-owner of Federal Carbide Co.
located in Tyrone,  Pennsylvania.  Mr. Avedesian is a resident of State College,
Pennsylvania.

                                       57



         D. PATRICK DAUGHERTY is the owner of the Tavern  Restaurant  located in
State College, Pennsylvania.

         DR. RICHARD DOERFLER is in private practice as an orthodontist in State
College,  Pennsylvania.  He is also an Associate  Professor in the Department of
Orthodontics at the University of Pittsburgh's  School of Dental  Medicine.  Dr.
Doerfler is a resident of State College, Pennsylvania.

         KELLY GRIMES is the President of five Wendy's restaurants headquartered
in State  College,  Pennsylvania.  Ms.  Grimes is a resident  of State  College,
Pennsylvania.

         CHRISTOPHER KUNES is the owner of Christopher Kunes General Contractor,
State College, Pennsylvania.

         JAMES MEISTER recently  retired as a Special  Assistant to the Athletic
Director of the Pennsylvania State University, State College,  Pennsylvania.  He
also is a retired vice  president of ALCOA.  Mr.  Meister is a resident of State
College, Pennsylvania.

         LORI  PACCHIOLI is a freelance  marketing/public  relations  consultant
working  from her home in State  College  while  raising a  toddler.  She is the
former director of  Outreach/Marketing  for Penn State Public Broadcasting.  For
ten  years  prior,  Ms.  Pacchioli  was the  Director  of Public  Relations  for
Brookline Village.

         ANNE RILEY, State College,  Pennsylvania, is an English teacher. She is
a Penn State Trustee and a past president of the Penn State Alumni  Association.
In the  College of  Communications  she serves as chair of the Board of Visitors
for the new center for Sports  Journalism.  She also serves on the boards of the
State College YMCA, the Mt. Nittany Conservancy and the Renaissance Fund.

         RICHARD SHORE is Senior Vice  President of  Development  for Tele-Media
Corporation of Delaware, Pleasant Gap, Pennsylvania.  Mr. Shore is also a member
of the State College Area School District  Community  Advisory Board of Finance.
Mr. Shore resides in State College, Pennsylvania.

         DONN  WAGNER  is  President   of   Alleghenies   Analysis,   Boalsburg,
Pennsylvania. Mr. Wagner is a resident of Boalsburg, Pennsylvania.

         WILLIAM UPDEGRAFF is the owner of Updegraff & Updegraff,  an accounting
firm  located in State  College,  Pennsylvania.  Mr.  Updegraff is a resident of
Harris Township, Pennsylvania.

         NEIL HERLOCHER is President of Herlocher  Foods,  Inc.,  State College,
Pennsylvania. Mr. Herlocher resides in State College, Pennsylvania.

         CHARLES F. WILD is a partner in the firm of R.H.  Marcon,  Inc.,  State
College,  Pennsylvania. He also holds the position of Secretary/Treasurer of the
Marcon Corp. Mr. Wild is a resident of State College, Pennsylvania.

                                       58



         DENNIS J. RALLIS is the owner of the Lion's Den and Old State  Clothing
Company  located  in State  College,  Pennsylvania.  He is a partner  of Nittany
Embroidery & Digitizing, Inc., Pleasant Gap, Pennsylvania. Mr. Rallis resides in
Centre Hall, Pennsylvania.

         PHILIP  BOSAK is President of Bosak  Construction,  Inc.,  Centre Hall,
Pennsylvania. Mr. Bosak is a resident of Centre Hall, Pennsylvania.

         JAY LUTZ is President of Preferred Staffing Solutions in State College,
Pennsylvania. Mr. Lutz is a resident of State College, Pennsylvania.

DIRECTOR COMPENSATION

         Each director is paid an annual  retainer of $10,000 per year plus $100
for each committee meeting attended except for the Chairman of the Board who has
requested  Nittany to donate his fees to local  charities.  Nittany  Bank paid a
total of $59,300 in directors' fees for the year ended December 31, 2003.
 Nittany does not pay any additional compensation for membership on its Board of
Directors.

OPTION PLAN

         Under the 1998 stock option plan, as amended (the "Option Plan"), which
was approved by  shareholders  on May 24, 1999,  each director was granted stock
options.  During fiscal 2001, under the Option Plan, each non-employee  director
was awarded  additional stock options to purchase 10,692 shares of common stock,
exercisable at the rate of 25% per year  beginning on October 25, 2001.  Messrs.
Richards,  Barrickman  and Arrington were each granted stock options to purchase
19,800 shares of common stock, exercisable at the rate of 20% per year beginning
on October  25,  2001.  Mr. Lamb was granted  stock  options to purchase  13,464
shares of common  stock,  exercisable  at the rate of 20% per year  beginning on
October 25, 2001.

EXECUTIVE OFFICER COMPENSATION

         Nittany  has no full time  employees,  but relies on the  employees  of
Nittany Bank for the limited  services.  All  compensation  paid to officers and
employees is paid by Nittany Bank.

         SUMMARY COMPENSATION TABLE. The following table sets forth the cash and
non-cash  compensation  awarded to or earned by the chief executive  officer and
each executive officer of Nittany who received total cash compensation in excess
of $100,000.  No other executive officer of either Nittany Bank or Nittany had a
salary and bonus that  exceeded  $100,000  for  services  rendered for the years
presented.

                                       59







                                                                               Long Term
                                                   Annual Compensation    Compensation Awards
                                                   -------------------    -------------------
                                                                              Securities
Name and                                  Fiscal                              Underlying              Other
Principal Position                         Year     Salary($)  Bonus($)     Options(#)(1)         Compensation
- ------------------                         ----     ---------  --------     -------------         ------------
                                                                                 
David Z. Richards, Jr.                     2003      138,000    53,544                 --        25,041(2)(3)
President and Chief Executive Officer      2002      118,000    56,875                 --         4,056(4)
                                           2001      112,500    40,725             19,800         2,153(5)

Richard C. Barrickman                      2003       88,000    34,144                 --        15,968(2)(3)
Senior Vice President                      2002       83,250    40,216                 --         2,654(4)
                                           2001       80,000    28,000             19,800         2,072(5)

John E. Arrington                          2003       74,500    28,906                 --        13,518(2)(3)
Vice President                             2002       70,000    33,740                 --         2,406(4)
                                           2001       65,000    23,530             19,800         1,760(5)

Scott R. Lamb                              2003       74,500    28,906                 --         2,980(3)
Vice President                             2002       71,500    26,169                 --         1,192(4)
                                           2001       70,000     7,420             13,464            --



- ----------------------
(1)  See "-- Stock Awards."
(2)  At December  31, 2003  includes  $21,418,  $13,658,  and $11,562 of accrued
     benefits under the SERP.
(3)  At  December  31,  2003  includes  $3,623,  $2,310,  $1,956,  and $2,980 of
     matching contributions under Nittany Bank's 401(k) Plan.
(4)  At  December  31,  2002  includes  $4,056,  $2,654,  $2,406,  and $1,192 of
     matching contributions under Nittany Bank's 401(k) Plan.
(5)  At December 31, 2001 includes $2,153,  $2,072,  $1,760,  and $0 of matching
     contributions under Nittany Bank's 401(k) Plan.


         EMPLOYMENT  AGREEMENT.  Nittany Bank and Nittany  entered into separate
employment   agreements  with  Messrs.   Richards,   Barrickman  and  Arrington,
respectively (the  "Agreements").  The Agreements each have a term of three, two
and one  years,  respectively,  and may be  renewed  annually  by the  Board  of
Directors upon a determination  of satisfactory  performance  within the Board's
sole  discretion.  If Messrs.  Richards,  Barrickman and Arrington should become
disabled  during  the term of the  Agreements,  each shall  continue  to receive
payment of 80% of the base  salary for a period of 3 months and 50% of such base
salary for a period of 12 months,  but not exceeding  the remaining  term of the
Agreements.  Such payments  shall be reduced by any other benefit  payments made
under other disability  programs in effect for Nittany Bank's  employees.  Under
the Agreements, Messrs. Richards, Barrickman and Arrington may be terminated for
"just cause" as defined in the Agreements.  If Messrs.  Richards,  Barrickman or
Arrington  are  terminated  without  just  cause,  each  will be  entitled  to a
continuation  of his salary from the date of  termination  through the remaining
term of his agreement.  The Agreements  contain a provision  stating that in the
event of the termination of employment in connection with a change in control of
Nittany or Nittany Bank,

                                       60



Messrs. Richards,  Barrickman and Arrington will be paid a lump sum amount equal
to 2.99,  two,  and one  times,  respectively,  their five year  average  annual
taxable compensation.  If such payments had been made under the Agreements as of
December 31, 2003, such payments for Messrs. Richards,  Barrickman and Arrington
would have equaled approximately $412,530, $192,445, and $77,739, respectively.

         CHANGE IN CONTROL SEVERANCE AGREEMENT.  Nittany Bank has entered into a
change in control severance  agreement with Scott Lamb. The Agreement has a term
of three years,  and may be renewed  annually by the Board of  Directors  upon a
determination of satisfactory performance within Nittany Bank's sole discretion.
If Mr. Lamb's employment is terminated in connection with a change in control of
Nittany or Nittany  Bank,  Mr. Lamb will be paid twelve  times his monthly  base
salary.  If such  payment had been made under the  Agreement  as of December 31,
2003, Mr. Lamb would have received $74,500.

         SUPPLEMENTAL  EXECUTIVE  RETIREMENT  PLAN.  Nittany  Bank has adopted a
Supplemental  Executive  Retirement  Plan  ("SERP")  for the benefit of David Z.
Richards,  Jr., Richard C. Barrickman and John E. Arrington.  Nittany Bank makes
an annual  accrual  equal to not less than ten percent of the annual bonus award
under the Nittany Bank Bonus Plan. In addition,  Nittany Bank will contribute an
additional  accrual each year equal to the interest  rate payable on the 10-year
Treasury  bond,  as adjusted  quarterly.  Further,  Nittany  Bank may within its
discretion  elect  to  make  an  additional  contribution  to the  participant's
account. For 2003, Nittany Bank made an additional contribution equal to 400% of
the  participant's  deferral.  The additional  contribution made by Nittany Bank
vests over a five-year  period  beginning  on the one-year  anniversary  of such
contribution. The accumulated deferred compensation account for each participant
will be payable to such  participant at any time following the retirement at age
65, early retirement at age 60,  disability,  death or termination of employment
following a change in control of Nittany Bank or Nittany.

         STOCK AWARDS.  The following  table sets forth  information  concerning
previously  awarded  stock  options  pursuant  to the  Option  Plan to the named
executive  officers in the Summary  Compensation Table and the year end value of
such  outstanding  options.  There were no  additional  grants of options to the
named executive officers during fiscal year 2003. No stock  appreciation  rights
are authorized under the Option Plan.

                                       61






                  Aggregated Option Exercises in Last Fiscal Year, and FY-End Option Values
                  -------------------------------------------------------------------------

                                                                 Number of Securities
                                                                Underlying Unexercised        Value of Unexercised
                                                                      Options at              In-The-Money Options
                           Shares Acquired        Value               FY-End(#)                   at FY-End($)
          Name             on Exercise(#)      Realized($)    Exercisable/Unexercisable    Exercisable/Unexercisable
          ----             --------------      -----------    -------------------------    -------------------------
                                                                                 
David Z. Richards, Jr.         29,040(1)        344,414(1)                --/--                       --/--

Richard C. Barrickman              --               --                12,196/--                  140,864/--(2)

John E. Arrington                  --               --                10,454/--                  120,744/--(2)

Scott R. Lamb                      --               --                    --/--                       --/--


- ------------------
(1)  Such  options  were  exercised  on October  28, 2003 and do not reflect the
     stock dividend paid on March 31, 2004.
(2)  Based  upon an  exercise  price of $5.74 per share and  estimated  price of
     $17.29 at December 31, 2003.
(3)  Based  upon an  exercise  price of $5.31 per share and  estimated  price of
     $17.29 at December 31, 2003.
(4)  Based  upon an  exercise  price of $5.84 per share and  estimated  price of
     $17.29 at December 31, 2003.

SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

         Based upon the records of Nittany's transfer agent, the following table
sets forth, as of September 30, 2004,  persons or groups who own more than 5% of
the common stock, all directors of Nittany,  the named executive  officers,  and
the ownership of all executive officers and directors of Nittany as a group. All
share amounts in the table below were adjusted for stock  dividends.  Other than
as noted below, management knows of no person or group that owns more than 5% of
the outstanding shares of common stock at that date. Our directors and executive
officers  intend to purchase at least ______  shares in the  offering.  However,
they  reserve the right to  significantly  increase  or  decrease  the number of
shares they plan to purchase.  Shares  intended to be purchased are not included
in the table  below.  Assuming a total of  approximately  _______  shares of our
common  stock  (including  vested stock  options),  or ____% of the common stock
outstanding  (assuming  115,000  shares are sold in this  offering  resulting in
_________  shares  outstanding),  is  expected to be  beneficially  owned by our
directors and executive officers following this offering.

                                       62




                                                  Before Offering
                                                  ---------------
                                                                 Percentage of
                                        Amount and Nature          Shares of
                                          of Beneficial          Common Stock
         Name of Beneficial Owner         Ownership (1)           Outstanding
         ------------------------         -------------           -----------
David K. Goodman, Jr.(2)                      180,432                 9.3%
William A. Jaffe                               39,712                 2.0
Samuel J.  Malizia(2)                         237,671                12.0
J. Garry McShea(2)                            175,368                 9.1
Donald J. Musso(2)                            109,975                 5.6
David Z. Richards, Jr.                         63,625                 3.3
D. Michael Taylor                              43,253                 2.2
Richard C. Barrickman                          41,232                 2.1
John E. Arrington                              39,617                 2.0
Gary M. Bradley                                 1,728                  *
All directors and executive officers          932,613                43.7
  as a group (10 persons)

- ----------------
*    Less than 1% of the outstanding common stock.

(1)  Includes  shares of common  stock  held  directly  as well as by spouses or
     minor children,  in trust and other indirect  ownership,  over which shares
     the  individuals  effectively  exercise sole voting and  investment  power,
     unless otherwise indicated.  Also, includes shares of common stock that the
     following  persons have a right to purchase  pursuant to exercisable  stock
     options within 60 days of September 30, 2004, as follows: Samuel J. Malizia
     - 47,545 shares,  David Z. Richards,  Jr.- 16,605 shares, J. Garry McShea -
     18,822 shares, D. Michael Taylor- 19,729 shares, David K. Goodman, Jr.- 150
     shares,  William A. Jaffe - 19,760 shares, Donald J. Musso - 28,905 shares,
     Richard C.  Barrickman - 25,264,  John E.  Arrington - 27,022,  and Gary M.
     Bradley - 48 shares.
(2)  A  business  address  for each  beneficial  owner that owns more than 5% of
     Nittany's  common  stock  is  116  East  College  Avenue,   State  College,
     Pennsylvania 16801.

CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

         Nittany Bank, like many financial  institutions,  has followed a policy
of granting various types of loans to officers,  directors,  and employees.  The
loans have been made in the ordinary course of business and on substantially the
same terms, including interest rates and collateral,  as those prevailing at the
time for comparable transactions with Nittany Bank's other customers, and do not
involve  more  than  the  normal  risk  of  collectibility,   or  present  other
unfavorable features.

         Samuel J. Malizia,  Nittany's Chairman, is a partner in the law firm of
Malizia Spidi & Fisch, PC which performs legal work for Nittany and Nittany Bank
in the normal course of business.

                          DESCRIPTION OF CAPITAL STOCK

         Nittany is authorized to issue  10,000,000  shares of the common stock,
$0.10 par value,  of which  1,930,794  shares were issued and  outstanding as of
September  30, 2004.  Along with the common  stock,  the  authorized  capital of
Nittany includes  5,000,000 shares of serial preferred stock, of which none were
issued and  outstanding  as of September 30, 2004. The following is a summary of
all material  terms of the common  stock and is subject to and  qualified in its
entirety by  reference  to our  articles of  incorporation  and bylaws which are
filed as exhibits to the registration statement of which this prospectus forms a
part.

                                       63



COMMON STOCK

         VOTING  RIGHTS.  Each  share of the  common  stock  will  have the same
relative  rights and will be identical in all respects with every other share of
the common stock. The holders of our common stock will possess  exclusive voting
rights, except to the extent that shares of serial preferred stock issued in the
future may have voting  rights,  if any. Each holder of the common stock will be
entitled to only one vote for each share held of record on all matters submitted
to a vote of holders of the common  stock and will not be  permitted to cumulate
their votes in the election of our directors.

         DIVIDEND  RIGHTS.  Each share of Nittany's  common  stock  participates
equally  in  dividends  on common  stock,  which are  payable  when,  as, and if
declared  by the Board of  Directors  out of funds  legally  available  for that
purpose.

         LIQUIDATION.  In the  unlikely  event of the  complete  liquidation  or
dissolution  of us, the holders of the common  stock will be entitled to receive
all our assets  available for  distribution in cash or in kind, after payment or
provision  for  payment  of (i) all our debts  and  liabilities  (including  all
savings  accounts  and accrued  interest  thereon);  (ii) any  accrued  dividend
claims; (iii) liquidation preferences of any serial preferred stock which may be
issued in the future; and (iv) any interests in the liquidation account.

         RESTRICTIONS   ON  ACQUISITION  OF  THE  COMMON  STOCK.   See  "Certain
Anti-Takeover  Provisions" for a discussion of the limitations on acquisition of
shares of the common stock.

         OTHER  CHARACTERISTICS.  Holders  of the  common  stock  will  not have
preemptive  rights with  respect to any  additional  shares of the common  stock
which may be issued.  Therefore,  the Board of Directors  may sell shares of our
capital stock without first  offering such shares to our existing  stockholders.
The common  stock is not  subject to call for  redemption,  and the  outstanding
shares of common stock when issued and upon  receipt by us of the full  purchase
price therefor will be fully paid and non-assessable.

SERIAL PREFERRED STOCK

         Nittany is authorized to issue  10,000,000  shares of preferred  stock.
The Board of  Directors  may create one or more  classes or series of  preferred
stock and may determine the rights, preferences,  privileges and restrictions of
any class or series without any further approval or action by the shareholders.

         The effects of issuing  preferred  stock on the holders of common stock
could include, among other things:

          o    reducing the amount otherwise available for payments of dividends
               on  common  stock if  dividends  are  payable  on the  series  of
               preferred stock;

          o    restricting  dividends on common stock if dividends on the series
               of preferred stock are in arrears;

                                       64



          o    diluting  the  voting  power of  common  stock if the  series  of
               preferred  stock has voting rights,  including a possible  "veto"
               power if the series of preferred stock has class voting rights;

          o    diluting  the equity  interest of holders of common  stock if the
               series of preferred stock is convertible,  and is converted, into
               common stock; and

          o    restricting  the rights of  holders  of common  stock to share in
               Nittany's  assets  upon  liquidation  until  satisfaction  of any
               liquidation  preference  granted  to the  holder of the series of
               preferred stock.

                        CERTAIN ANTI-TAKEOVER PROVISIONS

         The  following   discussion  is  a  general  summary  of  our  material
provisions  of  the  articles  of  incorporation,   bylaws,  and  certain  other
regulatory  provisions,  which  may be  deemed  to have  such an anti-  takeover
effect.

ARTICLES OF INCORPORATION AND BYLAWS OF NITTANY

         ELECTION  OF   DIRECTORS.   Certain   provisions  of  our  articles  of
incorporation and bylaws will impede changes in majority control of the Board of
Directors.  Our articles of  incorporation  provides that the Board of Directors
will be  divided  into four  staggered  classes,  with  directors  in each class
elected for four- year terms.  Thus,  it would take three  annual  elections  to
replace a majority of our board. Our articles of incorporation  provide that the
size of the Board of Directors may be increased or decreased only if two- thirds
of the  directors  then  in  office  concur  in such  action.  The  articles  of
incorporation also provide that any vacancy occurring in the Board of Directors,
including a vacancy created by an increase in the number of directors,  shall be
filled  for  the  remainder  of the  unexpired  term by a  majority  vote of the
directors then in office.  Finally, the articles of incorporation and the bylaws
impose  certain  notice and  information  requirements  in  connection  with the
nomination by  stockholders of candidates for election to the Board of Directors
or the  proposal  by  stockholders  of  business  to be acted  upon at an annual
meeting of stockholders.

         The  articles  of  incorporation  provide  that a director  may only be
removed for cause by the  affirmative  vote of at least a majority of our shares
entitled to vote  generally  in an election  of  directors  cast at a meeting of
stockholders called for that purpose.

         RESTRICTIONS ON CALL OF SPECIAL MEETINGS. Our articles of incorporation
provide that a special meeting of stockholders  may be called only pursuant to a
resolution adopted by a majority of the Board of Directors.

         ABSENCE OF CUMULATIVE  VOTING.  Our articles of  incorporation  provide
that stockholders may not cumulate their votes in the election of directors.

         PROCEDURES  FOR BUSINESS  COMBINATIONS.  Our articles of  incorporation
require the affirmative  vote of at least 80% of our outstanding  shares for any
merger, consolidation, liquidation, or dissolution or any

                                       65



action that would result in the sale or other disposition of at least 50% of our
tangible  assets,  unless the transaction has been approved by two-thirds of the
Board of Directors.  Any amendment to this  provision  requires the  affirmative
vote of at least 80% of our outstanding shares.

         AMENDMENT TO ARTICLES OF  INCORPORATION  AND BYLAWS.  Amendments to our
articles of incorporation must be approved by our Board of Directors and also by
a majority of the  outstanding  shares of our voting stock,  provided,  however,
that  approval  by at least 80% of the  outstanding  voting  stock is  generally
required for certain  provisions  (i.e.,  number,  classification,  election and
removal of directors; amendment of bylaws; call of special stockholder meetings;
director  liability;  business  combinations;  power  of  indemnification;   and
amendments  to  provisions   relating  to  the  foregoing  in  the  articles  of
incorporation).

         Our bylaws may be amended by a majority  vote of the Board of Directors
or the affirmative vote of the holders of at least 80% of our outstanding shares
entitled to vote in the election of directors  cast at a meeting called for that
purpose.

         ACQUISITION OF CONTROL.  Federal regulations  prohibit a person,  other
than a company from acquiring 10% or more of the outstanding  equity  securities
of a bank holding  company  without  prior notice to and approval of the OTS. No
corporation may acquire 25% or more of the outstanding  shares of a bank holding
company without obtaining the prior approval of the OTS.

                                  LEGAL MATTERS

         Our counsel,  Malizia Spidi & Fisch,  PC,  headquartered in Washington,
D.C. with a State College,  Pennsylvania  office,  will give an opinion that the
shares of common stock covered by this prospectus are valid.

                                     EXPERTS

     We have included Nittany's audited statements at December 31, 2003 and 2002
in  this  prospectus  upon  reliance  on the  report  by S.R.  Snodgrass,  A.C.,
independent  registered  public  accounting firm, given on the authority of that
firm as experts in accounting and auditing.

                              AVAILABLE INFORMATION

         We are  registered  under  the  Securities  Exchange  Act of  1934,  as
amended,  and file periodic reports and other  information with the SEC. You may
inspect or copy these materials at the Public  Reference Room at the SEC at Room
1024, 450 Fifth Street, N.W., Washington, D.C. 20549 and at the regional offices
of the SEC  located at 233  Broadway,  New York,  New York 10279 and Suite 1400,
Citicorp Center, 14th Floor, 500 West Madison Street,  Chicago,  Illinois 60661.
For a fee,  you may also  obtain  copies of these  materials  by  writing to the
Public  Reference  Section  of  the  Commission  at  450  Fifth  Street,   N.W.,
Washington,  D.C.  20549.  You may obtain  information  on the  operation of the
public reference rooms by calling the SEC at 1-800-SEC-0330. Our SEC filings are
also  available to the public on the SEC's website at www.sec.gov or through the
Investor Relations section of our website at www.nittanybank.com.
                                             -------------------

                                       66



         We have  filed  with  the SEC a  registration  statement  on Form  SB-2
(together  with  all  amendments  and  exhibits   thereto,   the   "Registration
Statement")  with  respect  to the  shares  of  common  stock  offered  by  this
prospectus.  This prospectus does not contain all of the information included in
the Registration  Statement.  For further information about us and the shares of
common  stock  offered  by this  prospectus,  please  refer to the  Registration
Statement and its exhibits and to the documents  incorporated  by reference into
the Registration  Statement.  The statements  contained in this prospectus as to
the contents of any contract or other  document filed as an exhibit on Form SB-2
are, of necessity,  brief  descriptions and are not necessarily  complete;  each
statement is qualified by reference to such contract or document. You may obtain
a copy of the Registration  Statement through the public reference facilities of
the  SEC  described  above.  You may  also  access  a copy  of the  Registration
Statement by means of the SEC's website at http://www.sec.gov.

                                       67



                             NITTANY FINANCIAL CORP.

                          INDEX TO FINANCIAL STATEMENTS


                                                                            Page
                                                                            ----

Report of Independent Registered Public Accounting Firm..................   F-1

Consolidated Balance Sheets as of December 31, 2003 and 2002.............   F-2

Consolidated Statements of Income  for the Years Ended December
    31, 2003 and 2002....................................................   F-3

Consolidated Statements of Changes in Stockholders' Equity for the Years
    Ended December 31, 2003 and 2002.....................................   F-4

Consolidated Statements of Cash Flows for the Years Ended December 31,
    2003 and 2002........................................................   F-5

Notes to the Consolidated Financial Statements...........................   F-6


Consolidated Balance Sheet (Unaudited) as of September 30, 2004
  and December 31, 2003..................................................   F-29

Consolidated Statement of Income (Unaudited) for the Three and Nine
  Months ended September 30, 2004 and 2003...............................   F-30

Consolidated Statement of Changes in Stockholders' Equity (Unaudited)
  for the Nine Months ended September 30, 2004..........................    F-31

Consolidated Statement of Cash Flows (Unaudited) for the
  Nine Months ended September 30, 2004 and 2003.........................    F-32

Notes to Unaudited Consolidated Financial Statements....................    F-33


         All schedules  are omitted  because they are not required or applicable
or the required  information  is shown in the financial  statements or the notes
thereto.

                                       68





                                    Snodgrass
                          Certified Public Accountants
                                       and
                                   Consultants






             REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
             -------------------------------------------------------



Board of Directors and Stockholders
Nittany Financial Corp.

We have audited the  consolidated  balance sheet of Nittany  Financial Corp. and
its subsidiaries as of December 31, 2003 and 2002, and the related  consolidated
statements of income,  changes in stockholders'  equity,  and cash flows for the
years then ended.  These  financial  statements  are the  responsibility  of the
Company's  management.  Our  responsibility  is to  express  an opinion on these
consolidated financial statements based on our audits.

We conducted our audits in accordance  with the standards of the Public  Company
Accounting Oversight Board (United States). Those standards require that we plan
and  perform  the  audit  to  obtain  reasonable  assurance  about  whether  the
consolidated  financial statements are free of material  misstatement.  An audit
includes  examining,  on a test  basis,  evidence  supporting  the  amounts  and
disclosures in the financial  statements.  An audit also includes  assessing the
accounting principles used and significant estimates made by management, as well
as  evaluating  the overall  financial  statement  presentation.  We believe our
audits provide a reasonable basis for our opinion.

In our opinion, the consolidated  financial statements referred to above present
fairly, in all material  respects,  the financial  position of Nittany Financial
Corp. and its  subsidiaries as of December 31, 2003 and 2002, and the results of
their  operations  and their cash  flows for the years then ended in  conformity
with U.S. generally accepted accounting principles.


/s/ S.R. Snodgrass, A.C.


Wexford, PA
January 9, 2004




                                       F-1


                             NITTANY FINANCIAL CORP.
                           CONSOLIDATED BALANCE SHEET



                                                                             December 31,
                                                                        2003             2002
                                                                    -------------    -------------

                                                                             
ASSETS
     Cash and due from banks                                        $     805,812    $     618,937
     Interest-bearing deposits with other banks                        14,147,474        5,233,136
                                                                    -------------    -------------
       Cash and cash equivalents                                       14,953,286        5,852,073
     Investment securities available for sale                           4,074,095        6,024,009
     Investment securities held to maturity (estimated
       market value of $39,168,895 and $38,727,563)                    39,246,289       38,359,925
     Loans receivable                                                 184,480,012      125,431,701
     Less allowance for loan losses                                     1,737,475        1,177,141
                                                                    -------------    -------------
       Net loans                                                      182,742,537      124,254,560
     Premises and equipment                                             2,570,953        1,941,009
     Goodwill                                                           1,763,231          799,217
     Accrued interest and other assets                                  3,236,922        2,428,239
                                                                    -------------    -------------

             TOTAL ASSETS                                           $ 248,587,313    $ 179,659,032
                                                                    =============    =============

LIABILITIES
     Deposits:
         Noninterest-bearing demand                                 $   7,880,177    $   6,159,204
         Interest-bearing demand                                       21,902,355       18,717,951
         Money market                                                  34,237,951       27,517,955
         Savings                                                      136,273,936       86,498,462
         Time                                                          20,598,238       17,958,397
                                                                    -------------    -------------
            Total deposits                                            220,892,657      156,851,969
     Short-term borrowings                                              2,363,887        1,141,104
     Other borrowings                                                   9,829,866       10,615,650
     Accrued interest payable and other liabilities                       673,159        1,145,853
                                                                    -------------    -------------

             TOTAL LIABILITIES                                        233,759,569      169,754,576
                                                                    -------------    -------------

STOCKHOLDERS' EQUITY
     Serial preferred stock, no par value; 5,000,000 shares
       authorized, none issued                                                 --               --
     Common stock, $.10 par value; 10,000,000 shares
       authorized, 1,603,960 and 1,367,230 issued and outstanding         160,396          136,723
     Additional paid-in capital                                        14,323,021       11,045,912
     Retained earnings (deficit)                                          356,344       (1,268,694)
     Accumulated other comprehensive loss                                 (12,017)          (9,485)
                                                                    -------------    -------------

             TOTAL STOCKHOLDERS' EQUITY                                14,827,744        9,904,456
                                                                    -------------    -------------

             TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY             $ 248,587,313    $ 179,659,032
                                                                    =============    =============




See accompanying notes to the consolidated financial statements.



                                       F-2


                             NITTANY FINANCIAL CORP.
                        CONSOLIDATED STATEMENT OF INCOME

                                                    Year Ended December 31,
                                                       2003          2002
                                                   -----------   -----------

INTEREST AND DIVIDEND INCOME
     Loans, including fees                         $ 9,710,520   $ 7,020,575
     Interest-bearing deposits with other banks         57,304       132,997
     Investment securities
        Taxable                                      1,207,356     1,715,512
        Exempt from federal income tax                 209,174            --
     Other dividend income                              34,607        27,192
                                                   -----------   -----------
             Total interest and dividend income     11,218,961     8,896,276
                                                   -----------   -----------

INTEREST EXPENSE
     Deposits                                        4,294,545     3,824,151
     Short-term borrowings                              59,594       198,191
     Other borrowings                                  498,806       470,277
                                                   -----------   -----------
             Total interest expense                  4,852,945     4,492,619
                                                   -----------   -----------

NET INTEREST INCOME                                  6,366,016     4,403,657

Provision for loan losses                              593,000       543,000
                                                   -----------   -----------

NET INTEREST INCOME AFTER PROVISION FOR
   LOAN LOSSES                                       5,773,016     3,860,657
                                                   -----------   -----------

NONINTEREST INCOME
     Service fees on deposit accounts                  487,332       468,644
     Investment securities gains                        30,130         7,450
     Asset management fees and commissions           1,223,376        97,149
     Other                                              59,505        22,627
                                                   -----------   -----------
             Total noninterest income                1,800,343       595,870
                                                   -----------   -----------

NONINTEREST EXPENSE
     Compensation and employee benefits              2,280,552     1,569,018
     Occupancy and equipment                           646,825       503,213
     Professional fees                                 220,413       143,731
     Data processing                                   397,312       250,884
     ATM and debit card processing and supplies        132,541       131,221
     Stationery, printing, supplies, and postage       140,726       127,573
     Solicitor fees                                    650,198            --
     Advertising                                       140,424       123,038
     Other                                             511,458       309,587
                                                   -----------   -----------
             Total noninterest expense               5,120,449     3,158,265
                                                   -----------   -----------

Income before income taxes                           2,452,910     1,298,262
Income taxes                                           827,872       411,749
                                                   -----------   -----------

NET INCOME                                         $ 1,625,038       886,513
                                                   ===========   ===========

EARNINGS PER SHARE
     Basic                                         $     1.09    $      0.65
     Diluted                                             1.01           0.60


See accompanying notes to the consolidated financial statements.


                                       F-3




                             NITTANY FINANCIAL CORP.
            CONSOLIDATED STATEMENT OF CHANGES IN STOCKHOLDERS' EQUITY



                                                                                          Accumulated
                                                               Additional     Retained       Other        Total
                                                      Common    Paid-in       Earnings   Comprehensive Stockholders'  Comprehensive
                                                      Stock     Capital       (Deficit)  Income (Loss)    Equity         Income
                                                    --------- ------------  -------------------------- -------------  -------------

                                                                                       
Balance, December 31, 2001                          $ 113,329 $ 11,069,804  $ (2,155,207) $  (66,110)  $   8,961,816

Net income                                                                       886,513                     886,513  $     886,513
Other comprehensive income:
  Unrealized gain on available for sale securities
  net of reclassification adjustment,
  net of taxes of $29,170                                                                     56,625          56,625         56,625
Comprehensive income                                                                                                  $     943,138
                                                                                                                      =============
Exercise of stock options                                  17        1,353                                     1,370
Twenty percent stock split, effected in the form
  of a stock dividend (including cash paid for
  fractional shares)                                   23,377      (25,245)                                   (1,868)
                                                    --------- ------------  ------------  ----------   -------------

Balance, December 31, 2002                            136,723   11,045,912    (1,268,694)     (9,485)      9,904,456

Net income                                                                     1,625,038                   1,625,038  $   1,625,038
Other comprehensive loss:
  Unrealized loss on available for sale securities
  net of reclassification adjustment,
  net of tax benefit of $1,304                                                                (2,532)         (2,532)        (2,532)
                                                                                                                      -------------
Comprehensive income                                                                                                  $   1,622,506
                                                                                                                      =============
Exercise of stock options                               4,322      350,979                                   355,301
Issuance of 36,000 shares of common stock               3,600      590,400                                   594,000
Sale of 157,515 shares of common stock,
  net of offering costs                                15,751    2,335,730                                 2,351,481
                                                    --------- ------------  ------------  ----------   -------------

Balance, December 31, 2003                          $ 160,396 $ 14,323,021  $    356,344  $  (12,017)  $  14,827,744
                                                    ========= ============  ============  ==========   =============

                                                                                             2003          2002
                                                                                          ----------   -------------

Components of other comprehensive income (loss):
  Change in net unrealized gain on
    investment securities available for sale                                              $   17,354   $      61,542
  Realized gains included in net income, net of taxes of $10,244 and $2,533, respectively    (19,886)         (4,917)
                                                                                          ----------   -------------

Total                                                                                     $   (2,532)  $      56,625
                                                                                          ==========   =============


See accompanying notes to the consolidated financial statements.


                                       F-4




                             NITTANY FINANCIAL CORP.
                      CONSOLIDATED STATEMENT OF CASH FLOWS



                                                                                Year Ended December 31,
                                                                                 2003            2002
                                                                             ------------    ------------
                                                                                     
OPERATING ACTIVITIES
     Net income                                                              $  1,625,038    $    886,513
     Adjustments to reconcile net income to net
       cash provided by operating activities:
         Provision for loan losses                                                593,000         543,000
         Depreciation, amortization, and accretion, net                           972,982         564,027
         Investment securities gains                                              (30,130)         (7,450)
         Increase in accrued interest receivable                                 (210,007)       (264,491)
         Decrease in accrued interest payable                                      (4,918)        (23,737)
         Increase (decrease) in accrued income taxes payable                     (555,721)        318,505
         Deferred income taxes                                                   (131,919)       (240,592)
         Other, net                                                               (72,962)        344,655
                                                                             ------------    ------------
             Net cash provided by operating activities                          2,185,363       2,120,430
                                                                             ------------    ------------

INVESTING ACTIVITIES
     Investment securities available for sale:
         Purchases                                                                (19,826)             --
         Proceeds from sale                                                        78,144          37,450
         Proceeds from principal repayments and maturities                      1,868,817       7,140,496
     Investment securities held to maturity:
         Purchases                                                            (48,195,957)    (40,191,128)
         Proceeds from principal repayments and maturities                     46,628,442      29,334,515
     Net increase in loans receivable                                         (59,081,005)    (50,984,005)
     Acquisition of subsidiary                                                   (370,014)
     Purchase of regulatory stock                                                (311,900)       (464,700)
     Purchase of premises and equipment                                          (896,320)       (814,671)
     Sale of premises and equipment                                                31,000
                                                                             ------------    ------------
         Net cash used for investing activities                               (60,268,619)    (55,942,043)
                                                                             ------------    ------------

FINANCING ACTIVITIES
     Net increase in deposits                                                  64,040,688      58,330,733
     Net increase (decrease) in short-term borrowings                           1,222,783      (7,573,450)
     Proceeds from other borrowings                                             1,300,000       4,000,000
     Repayment of other borrowings                                             (2,085,784)     (1,198,125)
     Exercise of stock options                                                    355,301           1,370
     Proceeds from sale of common stock                                         2,351,481
                                                                             ------------    ------------
         Net cash provided by financing activities                             67,184,469      53,560,528
                                                                             ------------    ------------

         Increase (decrease) in cash and cash equivalents                       9,101,213        (261,085)

CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD                                5,852,073       6,113,158
                                                                             ------------    ------------

CASH AND CASH EQUIVALENTS AT END OF PERIOD                                   $ 14,953,286    $  5,852,073
                                                                             ============    ============

SUPPLEMENTAL CASH FLOW DISCLOSURE Cash paid during the year for:
         Interest on deposits and borrowings                                 $  4,857,863    $  4,516,356
         Income taxes                                                           1,500,000         119,000


See accompanying notes to the consolidated financial statements.

                                       F-5






                             NITTANY FINANCIAL CORP.
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

     A summary of significant  accounting and reporting  policies applied in the
     presentation of the accompanying financial statements follows:

     Nature of Operations and Basis of Presentation
     ----------------------------------------------

     Nittany Financial Corp. (the "Company") was incorporated  under the laws of
     the State of Pennsylvania for the purpose of becoming a unitary savings and
     loan  holding   company.   The  Company   presently  has  three   operating
     subsidiaries,   Nittany  Bank  (the   "Bank"),   a  federal  stock  savings
     institution,  and Nittany Asset Management, Inc. ("Nittany"), an investment
     products  and  services  company,  and  Vantage  Investment  Advisors,  LLC
     ("Vantage"),  a registered  investment  advisory  firm  providing fee based
     investment management services. The Bank's principal sources of revenue are
     derived from its commercial,  commercial mortgage, residential real estate,
     and consumer loan financing,  investment portfolios,  deposit services, and
     investment  services  offered to its customers.  The Company's  business is
     conducted by its wholly owned subsidiaries, the Bank, Nittany, and Vantage,
     all  located in State  College,  Pennsylvania.  The Company and Nittany are
     subject to  regulation  and  supervision  by the Board of  Governors of the
     Federal  Reserve  System,  while  the Bank is  subject  to  regulation  and
     supervision by the Office of Thrift Supervision ("OTS").

     The consolidated  financial  statements of the Company include the accounts
     of its wholly owned  subsidiaries,  the Bank,  Nittany,  and  Vantage.  All
     intercompany  transactions  have  been  eliminated  in  consolidation.  The
     investment in subsidiaries on the parent company's financial  statements is
     carried at the parent company's equity in the underlying net assets.

     The  accounting  principles  followed  by the  Company  and the  methods of
     applying these  principles  conform with  accounting  principles  generally
     accepted in the United States of America and with general  practice  within
     the banking industry.  In preparing the consolidated  financial statements,
     management is required to make  estimates and  assumptions  that affect the
     reported amounts of assets and liabilities as of the  Consolidated  Balance
     Sheet date and revenues and expenses for the period.  Actual  results could
     differ significantly from those estimates.

     Investment Securities
     ---------------------

     Investment securities, including mortgage-backed securities, are classified
     at the time of purchase, based upon management's intentions and ability, as
     securities  held  to  maturity  or  securities  available  for  sale.  Debt
     securities  acquired  with the intent and ability to hold to  maturity  are
     classified  as held to  maturity  and are stated at cost and  adjusted  for
     amortization of premium and accretion of discount, which are computed using
     the level yield method and recognized as  adjustments  of interest  income.
     All other debt  securities  are  classified  as available for sale to serve
     principally as a source of liquidity.  Unrealized  holding gains and losses
     on available-for-  sale securities are reported as a separate  component of
     stockholders'  equity until realized.  Realized securities gains and losses
     are  computed  using  the  specific  identification  method.  Interest  and
     dividends on investment securities are recognized as income when earned.

     Common  stock of the  Federal  Home Loan Bank of  Pittsburgh  ("FHLB")  and
     Enterprise  Technology Alliance  represents  ownership in institutions that
     are wholly owned by other financial  institutions.  These equity securities
     are  accounted  for  at  cost  and  classified  with  other  assets  on the
     Consolidated Balance Sheet.


                                       F-6


1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

     Loans Receivable
     ----------------

     Loans receivable are stated at their unpaid principal  amounts,  net of the
     allowance  for loan losses.  Interest on loans is recognized as income when
     earned on the accrual method.  Interest  accrued on loans more than 90 days
     delinquent is generally offset by a reserve for uncollected interest and is
     not recognized as income.

     The accrual of interest  is  generally  discontinued  when  management  has
     doubts about further  collectibility of principal or interest,  even though
     the loan may be currently  performing.  A loan may remain on accrual status
     if it is in the  process of  collection  and is either  guaranteed  or well
     secured.  When a loan is placed on nonaccrual  status,  unpaid  interest is
     charged against income.  Payments  received on nonaccrual  loans are either
     applied  to  principal  or  reported  as  interest  income,   according  to
     management's judgment as to the collectibility of principal.

     Loan origination  fees and certain direct loan origination  costs are being
     deferred and the net amount  amortized as adjustments of the related loan's
     yield based on the interest method. The Company is amortizing these amounts
     over the contractual life of the related loans.

     Allowance for Loan Losses
     -------------------------

     The  allowance  for loan  losses  represents  the amount  which  management
     estimates is adequate to provide for probable  losses  inherent in its loan
     portfolio.  The  allowance  method is used in  providing  for loan  losses.
     Accordingly,  all  loan  losses  are  charged  to the  allowance,  and  all
     recoveries are credited to it. The allowance for loan losses is established
     through a provision  for loan losses  which is charged to  operations.  The
     provision  is based  on  management's  evaluation  of the  adequacy  of the
     allowance   for  loan   losses   which   encompasses   the   overall   risk
     characteristics  of the various  portfolio  segments,  past experience with
     losses, the impact of economic conditions on borrowers,  and other relevant
     factors.  The estimates used in  determining  the adequacy of the allowance
     for loan  losses,  including  the  amounts  and timing of future cash flows
     expected on impaired  loans,  are  particularly  susceptible to significant
     changes in the near term.

     Impaired loans are commercial and commercial real estate loans for which it
     is probable  that the  Company  will not be able to collect all amounts due
     according  to the  contractual  terms of the loan  agreement.  The  Company
     individually  evaluates  such loans for  impairment  and does not aggregate
     loans by major risk classifications.  The definition of "impaired loans" is
     not the same as the  definition  of  "nonaccrual  loans,"  although the two
     categories  overlap.  The Company may choose to place a loan on  nonaccrual
     status due to payment  delinquency or uncertain  collectibility,  while not
     classifying  the  loan  as  impaired  if the  loan is not a  commercial  or
     commercial   real  estate  loan.   Factors   considered  by  management  in
     determining  impairment  include payment status and collateral  value.  The
     amount of impairment for these types of impaired loans is determined by the
     difference  between the present value of the expected cash flows related to
     the loan, using the original interest rate, and its recorded value, or as a
     practical  expedient in the case of  collateralized  loans,  the difference
     between the fair value of the  collateral  and the  recorded  amount of the
     loans.  When  foreclosure is probable,  impairment is measured based on the
     fair value of the collateral.

     Mortgage  loans secured by one-to-four  family  properties and all consumer
     loans are large groups of smaller-balance homogenous loans and are measured
     for impairment  collectively.  Loans that experience  insignificant payment
     delays,  which are defined as 90 days or less, generally are not classified
     as impaired.  Management determines the significance of payment delays on a
     case-by-case basis taking into  consideration all circumstances  concerning
     the loan, the  creditworthiness  and payment  history of the borrower,  the
     length of the payment delay, and the amount of shortfall in relation to the
     principal and interest owed.


                                       F-7



1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

     Premises and Equipment
     ----------------------

     Premises,  leasehold  improvements,  and  equipment are stated at cost less
     accumulated  depreciation and amorti-zation.  Depreciation and amortization
     are calculated using the straight-line  method over the useful lives of the
     related  assets,  which  range  from  three  to ten  years  for  furniture,
     fixtures,  and equipment and forty years for building  premises.  Leasehold
     improvements are amortized over the shorter of their estimated useful lives
     or their  respective  lease  terms,  which  range from three to five years.
     Expenditures  for  maintenance  and repairs are  charged to  operations  as
     incurred. Costs of major additions and improvements are capitalized.

     Goodwill
     --------

     Goodwill is the excess cost over the fair market  value of assets  acquired
     in connection  with business  acquisitions  and was being  amortized on the
     straight-line method over 20 years, prior to January 1, 2002. On January 1,
     2002,  the Company  adopted  Statement  of Financial  Accounting  Standards
     ("FAS") No. 142,  Goodwill and Other Intangible  Assets,  which changed the
     accounting for goodwill from an amortization  method to an  impairment-only
     approach. This statement eliminates the regularly scheduled amortization of
     goodwill and replaces  this method with a two-step  process for testing the
     impairment  of goodwill on at least an annual basis.  This  approach  could
     cause  more  volatility  in  the  Company's  reported  net  income  because
     impairment  losses, if any, could occur irregularly and in varying amounts.
     In  addition,  the  Company  performed  its annual  impairment  analysis of
     goodwill and other intangible assets and determined that the estimated fair
     value exceeded the carrying amount.

     Income Taxes
     ------------

     Income tax expense  consists of current and  deferred  taxes.  Deferred tax
     assets or  liabilities  are computed  based on the  difference  between the
     financial  statement and income tax basis of assets and  liabilities  using
     the enacted  marginal tax rates.  Deferred  income tax expenses or benefits
     are based on the changes in the deferred tax asset or liability from period
     to period.

     Recognition of deferred tax assets is based on management's  belief that it
     is more  likely  than  not  that  the tax  benefit  associated  with  these
     temporary differences, such as the tax operating loss carryforward, will be
     realized.  A valuation  allowance is recorded for those deferred tax assets
     for which it is more likely than not that realization will not occur in the
     near term.

     Comprehensive Income
     --------------------

     The Company is required to present  comprehensive income and its components
     in a full set of  general  purpose  financial  statements  for all  periods
     presented.   The  Company's  other   comprehensive   income  comprises  net
     unrealized  holding gains and losses on the  available-for-sale  securities
     portfolio.  The  Company  has  elected  to  report  the  effects  of  other
     comprehensive  income as part of the  Consolidated  Statement of Changes in
     Stockholders' Equity.

     Earnings Per Share
     ------------------

     The Company  provides dual  presentation of basic and diluted  earnings per
     share.  Basic  earnings  per share is  calculated  utilizing  net income as
     reported  in  the  numerator  and  average   shares   outstanding   in  the
     denominator.  The computation of diluted earnings per share differs in that
     the  dilutive  effects  of any stock  options,  warrants,  and  convertible
     securities are adjusted in the denominator.

     Advertising Costs
     -----------------

     Advertising costs are expensed as the costs are incurred.


                                       F-8


1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

     Stock Options
     -------------

     The Company  maintains a stock  option plan for  directors,  officers,  and
     employees.  The Company accounts for its stock option plan under provisions
     of APB  Opinion  No. 25,  Accounting  for Stock  Issued to  Employees,  and
     related  interpretations.  Under this Opinion, no compensation  expense has
     been  recognized with respect to the plan because the exercise price of the
     Company's  employee stock options equals the market price of the underlying
     stock on the grant date.

     Had  compensation  expense  for the stock  option plan been  recognized  in
     accordance  with the  fair  value  accounting  provisions  of FAS No.  123,
     Accounting  for  Stock-Based  Compensation,  the net income  applicable  to
     common  stock and the basic and  diluted net income per share for the years
     ended December 31 would be as follows:

                                                        2003           2002
                                                     ----------     ----------
     Net income as reported                          $1,625,038     $  886,513
     Less pro forma expense related to options          107,533        162,733
                                                     ----------     ----------
     Pro forma                                       $1,517,505     $  723,780
                                                     ==========     ==========

     Basic net income pro forma per common share:
          As reported                                $     1.09     $     0.65
          Pro forma                                        1.02           0.53
     Diluted net income per common share:
          As reported                                $     1.01     $     0.60
          Pro forma                                        0.94           0.49

     For purposes of computing pro forma results, the Company estimated the fair
     values of stock options using the  Black-Scholes  option pricing model. The
     model requires the use of subjective assumptions that can materially affect
     fair value  estimates.  Therefore,  the pro forma  results are estimates of
     results of operations as if comp- ensation  expense had been recognized for
     the stock option  plans.  The fair value of each stock  option  granted was
     estimated  using the following  weighted-average  assumptions for grants in
     2001 and 2000:  (1) risk-free  interest rate of 5.03 and 6.68 percent;  (2)
     expected  volatility of 28.52 and 6.22 percent;  and (3) expected  lives of
     options ranging from eight to ten years.

     Cash Flow Information
     ---------------------

     Management  has defined cash  equivalents  as "Cash and due from banks" and
     "Interest-bearing deposits with other banks."

     Pending Accounting Pronouncements
     ---------------------------------

     In December 2003, the Financial Accounting Standards Board ("FASB") revised
     FAS No. 132, Employers'  Disclosures about Pension and Other Postretirement
     Benefit.  This statement  retains the disclosures  required by FAS No. 132,
     which  standardized  the  disclosure  requirements  for  pensions and other
     postretirement  benefits to the extent practicable and requires  additional
     information  on changes in the benefit  obligations  and fair value of plan
     assets.  Additional disclosures include information describing the types of
     plan assets,  investment strategy,  measurement date(s),  plan obligations,
     cash flows, and components of net periodic  benefit cost recognized  during
     interim periods. This statement retains reduced disclosure requirements for
     nonpublic entities from FAS No. 132, and it includes reduced disclosure for
     certain of the new requirements.  This statement is effective for financial
     statements  with fiscal years ending after  December 15, 2003.  The interim
     disclosures  required by this  statement are effective for interim  periods
     beginning  after  December 15, 2003. The adoption of this statement did not
     have a material effect on the Company's disclosure requirements.

                                       F-9



1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

     Pending Accounting Pronouncements (Continued)
     ---------------------------------

     In  August  2001,  the  FASB  issued  FAS No.  143,  Accounting  for  Asset
     Retirement  Obligations,  which requires that the fair value of a liability
     be recognized  when incurred for the  retirement of a long-lived  asset and
     the value of the asset be  increased  by that amount.  The  statement  also
     requires  that  the  liability  be  maintained  at  its  present  value  in
     subsequent  periods and outlines certain  disclosures for such obligations.
     The adoption of this  statement,  which was effective  January 1, 2003, did
     not have a material effect on the Company's  financial  position or results
     of operations.

     In July 2002, the FASB issued FAS No. 146,  Accounting for Costs Associated
     with Exit or Disposal  Activities,  which  requires  companies to recognize
     costs  associated with exit or disposal  activities when they are incurred,
     rather than at the date of a commitment to an exit or disposal  plan.  This
     statement replaces EITF Issue No. 94-3,  Liability  Recognition for Certain
     Employee   Termination  Benefits  and  Other  Costs  to  Exit  an  Activity
     (Including Certain Costs Incurred in a Restructuring). The new statement is
     effective  for exit or disposal  activities  initiated  after  December 31,
     2002. The adoption of this statement did not have a material  effect on the
     Company's financial position or results of operations.

     On  December  31,  2002,  the  FASB  issued  FAS No.  148,  Accounting  for
     Stock-Based Compensation - Transition and Disclosure,  which amends FAS No.
     123,  Accounting  for  Stock-Based  Compensation.  FAS No.  148  amends the
     disclosure  requirements  of FAS No. 123 to require more prominent and more
     frequent   disclosures  in  financial   statements  about  the  effects  of
     stock-based  compensation.  Under the provisions of FAS No. 123,  companies
     that adopted the preferable, fair value based method were required to apply
     that method  prospectively for new stock option awards. This contributed to
     a "ramp-up"  effect on  stock-based  compensation  expense in the first few
     years following adoption,  which caused concern for companies and investors
     because of the lack of  consistency  in reported  results.  To address that
     concern,  FAS No. 148 provides two  additional  methods of transition  that
     reflect an entity's full  complement of  stock-based  compensation  expense
     immediately upon adoption,  thereby eliminating the ramp-up effect. FAS No.
     148 also improves the clarity and prominence of  disclosures  about the pro
     forma  effects  of using the fair  value  based  method of  accounting  for
     stock-based  compensation for all  companies--regardless  of the accounting
     method used--by  requiring that the data be presented more  prominently and
     in  a  more  user-friendly   format  in  the  footnotes  to  the  financial
     statements.  In addition,  the statement  improves the  timeliness of those
     disclosures by requiring that this  information be included in interim,  as
     well as annual  financial  statements.  The transition  guidance and annual
     disclosure  provisions of FAS No. 148 are effective for fiscal years ending
     after  December 15, 2002,  with  earlier  application  permitted in certain
     circumstances.   The  interim  disclosure   provisions  are  effective  for
     financial  reports  containing  financial  statements  for interim  periods
     beginning after December 15, 2002.

     In April 2003,  the FASB issued FAS No. 149,  Amendment of Statement 133 on
     Derivative  Instruments and Hedging  Activities.  This statement amends and
     clarifies   accounting  for  derivative   instruments,   including  certain
     derivative  instruments  embedded  in  other  contracts,  and  for  hedging
     activities  under FAS No.  133.  The  amendments  set forth in FAS No.  149
     improve  financial  reporting by requiring that  contracts with  comparable
     characteristics be accounted for similarly.  In particular,  this statement
     clarifies  under  what   circumstances  a  contract  with  an  initial  net
     investment meets the characteristic of a derivative as discussed in FAS No.
     133. In  addition,  it  clarifies  when a  derivative  contains a financing
     component that warrants  special  reporting in the statement of cash flows.
     FAS No.149 amends certain other existing pronouncements. Those changes will
     result in more  consistent  reporting of contracts that are  derivatives in
     their entirety or that contain  embedded  derivatives that warrant separate
     accounting.  This  statement is  effective  for  contracts  entered into or
     modified after  September 30, 2003,  except as stated below and for hedging
     relationships designated after September 30, 2003. The guidance should be


                                       F-11


1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

     Pending Accounting Pronouncements (Continued)
     ---------------------------------

     applied prospectively.  The provisions of this statement that relate to FAS
     No.  133,  Implementation  Issues,  that have  been  effective  for  fiscal
     quarters  that began prior to  September  15, 2003,  should  continue to be
     applied in accordance with their  respective  effective dates. In addition,
     certain  provisions  relating to forward  purchases or sales of when-issued
     securities or other  securities  that do not yet exist should be applied to
     existing  contracts as well as new contracts  entered into after  September
     30, 2003. The adoption of this statement did not have a material  effect on
     the Company's financial position or results of operations.

     In May 2003, the FASB issued FAS No. 150,  Accounting for Certain Financial
     Instruments  with  Characteristics  of Both  Liabilities  and Equity.  This
     statement  establishes  standards for how an issuer classifies and measures
     certain financial  instruments with characteristics of both liabilities and
     equity. It requires that an issuer classify a financial  instrument that is
     within its scope as a liability (or an asset in some  circumstances).  Such
     instruments may have been previously  classified as equity.  This statement
     is effective for financial  instruments  entered into or modified after May
     31, 2003,  and otherwise is effective at the beginning of the first interim
     period  beginning  after September 15, 2003. The adoption of this statement
     did not have a material effect on the Company's reported equity.

     In  November  2002,  the FASB  issued  Interpretation  No. 45,  Guarantor's
     Accounting and Disclosure  Requirements for Guarantees,  Including Indirect
     Guarantees of Indebtedness of Others. This interpretation elaborates on the
     disclosures  to be made by a guarantor in its interim and annual  financial
     statements  about its  obligations  under  certain  guarantees  that it has
     issued.  This  interpretation  clarifies  that a  guarantor  is required to
     disclose:  (a) the nature of the guarantee,  including the approximate term
     of the guarantee,  how the guarantee arose, and the events or circumstances
     that would require the guarantor to perform  under the  guarantee;  (b) the
     maximum  potential  amount of future payments under the guarantee;  (c) the
     carrying amount of the liability,  if any, for the guarantor's  obligations
     under  the  guarantee;  and (d)  the  nature  and  extent  of any  recourse
     provisions  or  available  collateral  that would  enable the  guarantor to
     recover the amounts  paid under the  guarantee.  This  interpretation  also
     clarifies that a guarantor is required to recognize,  at the inception of a
     guarantee, a liability for the obligations it has undertaken in issuing the
     guarantee,  including its ongoing obligation to stand ready to perform over
     the term of the guarantee in the event that the specified triggering events
     or  conditions  occur.  The  objective of the initial  measurement  of that
     liability is the fair value of the guarantee at its inception.  The initial
     recognition and initial  measurement  provisions of this interpretation are
     applicable on a prospective  basis to guarantees  issued or modified  after
     December 31, 2002,  irrespective of the guarantor's  fiscal  year-end.  The
     disclosure  requirements in this interpretation are effective for financial
     statements of interim or annual periods ending after December 15, 2002. The
     adoption  of this  interpretation  did not have a  material  effect  on the
     Company's financial position or results of operations.

     In  December  2003,  the  FASB  issued a  revision  to  Interpretation  46,
     Consolidation of Variable Interest  Entities,  which established  standards
     for  identifying a variable  interest  entity  ("VIE") and for  determining
     under what  circumstances  a VIE should be  consolidated  with its  primary
     beneficiary.  Application of this  Interpretation  is required in financial
     statements  of public  entities  that  have  interests  in  special-purpose
     entities for periods ending after December 15, 2003.  Application by public
     entities, other than small business issuers, for all other types of VIEs is
     required in financial  statements  for periods ending after March 15, 2004.
     Small business issuers must apply this Interpretation to all other types of
     VIEs at the end of the first  reporting  period  ending after  December 15,
     2004.  The adoption of this  Interpretation  has not and is not expected to
     have a material  effect on the Company's  financial  position or results of
     operations.


                                       F-12


1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

     Reclassification
     ----------------

     Certain items in the prior year financial statements have been reclassified
     to  conform  to  the  presentation  of  the  current  year  amounts.   Such
     reclassifications did not affect stockholders' equity or net income.

2.   EARNINGS PER SHARE

     There are no  convertible  securities  which would affect the  numerator in
     calculating basic and diluted earnings per share; therefore,  net income as
     presented  on the  Consolidated  Statements  of Income  will be used as the
     numerator.   The  following  table  sets  forth  a  reconciliation  of  the
     denominator of the basic and diluted earnings per share computation.

                                                       2003           2002
                                                    ---------      ---------

     Weighted-average common shares used
       to calculate basic earnings per share        1,493,050      1,367,111

     Additional common stock equivalents
       (stock options) used to calculate
       diluted earnings per share                     121,544        106,137
                                                    ---------      ---------

     Weighted-average common shares and
       common stock equivalents used
       to calculate diluted earnings per share      1,614,594      1,473,248
                                                    =========      =========








                                       F-13





3.   INVESTMENT SECURITIES

     The amortized cost and estimated market values of investment securities are
     summarized as follows:



                                                        2003
                                  --------------------------------------------------
                                                 Gross        Gross       Estimated
                                  Amortized    Unrealized   Unrealized     Market
     Available for sale             Cost         Gains        Losses       Value
                                  ----------   ----------   -----------  -----------

                                                            
     Corporate securities         $1,683,910   $    5,634   $  (41,729)   $1,647,815
     Mortgage-backed securities    2,368,566       10,650      (21,806)    2,357,410
                                  ----------   ----------   ----------    ----------
          Total debt securities    4,052,476       16,284      (63,535)    4,005,225

     Equity securities                39,826       29,044           --        68,870
                                  ----------   ----------   ----------    ----------

                    Total         $4,092,302   $   45,328   $  (63,535)   $4,074,095
                                  ==========   ==========   ==========    ==========





                                                        2003
                                  --------------------------------------------------
                                                 Gross        Gross       Estimated
                                  Amortized    Unrealized   Unrealized     Market
                                    Cost         Gains        Losses       Value
                                  ----------   ----------   -----------  -----------
                                                            
     Held to maturity
     U.S. government agency
       securities                 $ 8,761,819  $    73,152  $   (59,841)  $ 8,775,130
     Obligations of states and
       political subdivisions      15,283,852       66,282     (253,736)   15,096,398
     Corporate securities             500,558          919           --       501,477
     Collateralized mortgage
       obligations                  1,130,066        7,632           --     1,137,698
     Mortgage-backed securities    13,569,994      117,374      (29,176)   13,658,192
                                  -----------  -----------  -----------   -----------

                    Total         $39,246,289  $   265,359  $  (342,753)  $39,168,895
                                  ===========  ===========  ===========   ===========









                                       F-14




3.   INVESTMENT SECURITIES (Continued)



                                                        2002
                                  --------------------------------------------------
                                                 Gross        Gross       Estimated
                                  Amortized    Unrealized   Unrealized     Market
     Available for sale             Cost         Gains        Losses       Value
                                  ----------   ----------   -----------  -----------

                                                            
     Corporate securities         $1,704,304   $   12,906   $  (89,268)   $1,627,942
     Collateralized mortgage
       obligations                   219,537          795           --       220,332
     Mortgage-backed securities    4,046,525       35,345          (75)    4,081,795
                                  ----------   ----------   ----------    ----------
          Total debt securities    5,970,366       49,046      (89,343)    5,930,069

     Equity securities                68,014       25,926           --        93,940
                                  ----------   ----------   ----------    ----------

                    Total         $6,038,380   $   74,972   $  (89,343)   $6,024,009
                                  ==========   ==========   ==========    ==========




                                                        2002
                                  --------------------------------------------------
                                                 Gross        Gross       Estimated
                                  Amortized    Unrealized   Unrealized     Market
                                    Cost         Gains        Losses       Value
                                  ----------   ----------   -----------  -----------
                                                           
     Held to maturity
     U.S. government agency
       securities                $13,607,822   $   56,872   $  (16,995)  $13,647,699
     Corporate securities            511,294        6,534           --       517,828
     Collateralized mortgage
       obligations                 3,463,799       33,787           (3)    3,497,583
     Mortgage-backed securities   20,777,010      289,531       (2,088)   21,064,453
                                 -----------   ----------   -----------  -----------

                    Total        $38,359,925   $  386,724   $  (19,086)  $38,727,563
                                 ===========   ==========   ==========   ===========



     The following  table shows the Company's gross  unrealized  losses and fair
     value,  aggregated  by  investment  category  and  length  of time that the
     individual  securities have been in a continuous  unrealized loss position,
     at December 31, 2003:



                              Less than Twelve Months     Twelve Months or Greater            Total
                             --------------------------------------------------------------------------------
                              Estimated       Gross       Estimated       Gross       Estimated      Gross
                                Market      Unrealized      Market      Unrealized      Market     Unrealized
                                Value         Losses         Value        Losses        Value        Losses
                             -----------   ------------  ------------  -----------   -----------   ----------

                                                                               
U.S. government agency
  securities                 $ 3,086,819   $    59,841   $        --   $        --   $ 3,086,819   $   59,841
Obligations of states and
  political subdivisions       8,735,329       253,736            --            --     8,735,329      253,736
Mortgage-backed securities     6,534,758        42,536     1,392,310         8,446     7,927,068       50,982
Corporate securities                  --            --       638,010        41,729       638,010       41,729
                             -----------   -----------   -----------   -----------   -----------   ----------

     Total                   $18,356,906       356,113     2,030,320        50,175    20,387,226      406,288
                             ===========   ===========   ===========   ===========   ===========   ==========



     The Company's investment securities portfolio contains unrealized losses of
     U.S. government agencies, including mortgage-related instruments, issued or
     backed by the full faith and credit of the U.S. government or are generally
     viewed  as  having  the  implied  guarantee  of the U.S.  government,  debt
     obligations  of a  U.S.  state  or  political  subdivision,  and  corporate
     entities.


                                       F-15


3.   INVESTMENT SECURITIES (Continued)

     On a monthly  basis,  the Company  evaluates  the  severity and duration of
     impairment for its investment  securities  portfolio unless the Company has
     the  ability to hold the  security to  maturity  without  incurring a loss.
     Generally, impairment is considered other than temporary when an investment
     security has sustained a decline of 10 percent or more for six months.

     The Company has concluded that any impairment of its investment  securities
     portfolio is not other than  temporary  but is the result of interest  rate
     changes that are not expected to result in the  noncollection  of principal
     and interest during the period.

     The  amortized  cost and  estimated  market  value of  investments  in debt
     securities  available  for  sale  at  December  31,  2003,  by  contractual
     maturity,  are shown below.  The Company's  mortgage-backed  securities and
     collateralized  mortgage  obligations have contractual  maturities  ranging
     from four to thirty years. Expected maturities will differ from contractual
     maturities  because  borrowers  may  have  the  right  to  call  or  prepay
     obligations with or without call or prepayment penalties.




                                        Available for Sale           Held to Maturity
                                     -------------------------   -------------------------
                                                    Estimated                   Estimated
                                      Amortized       Market      Amortized      Market
                                        Cost          Value         Cost         Value
                                     -----------   -----------   -----------   -----------

                                                                 
      Due in one year or less        $ 1,004,171   $ 1,009,805   $   500,558   $   501,477
      Due after one year through
        five years                       444,678       449,883     3,939,086     3,954,029
      Due after five years through
        ten years                        117,917       123,176    16,897,648    16,919,668
      Due after ten years              2,485,710     2,422,361    17,908,997    17,793,721
                                     -----------   -----------   -----------   -----------

                       Total         $ 4,052,476   $ 4,005,225   $39,246,289   $39,168,895
                                     ===========   ===========   ===========   ===========



     The proceeds from the sales of investment securities available for sale and
     the gross  gains  realized  were  $78,144  and  $30,130  for the year ended
     December 31, 2003,  and $37,450 and $7,450 for the year ended  December 31,
     2002, respectively.

     Investment  securities  with amortized cost and estimated  market values of
     $5,214,854   and  $5,215,398  at  December  31,  2003  and  $3,826,749  and
     $3,893,013 at December 31, 2002, were pledged to secure borrowings,  public
     deposits, and other purposes as required by law.







                                       F-16



4.   LOANS RECEIVABLE

     Loans receivable consist of the following at December 31:

                                               2003           2002
                                           ------------   ------------
     Real estate loans:
          Residential                      $116,315,573   $ 80,162,731
          Home equity                         9,965,344      6,340,945
          Commercial                         37,917,984     26,700,842
          Construction                        8,736,837      2,223,986
     Commercial                               9,825,925      8,001,343
     Consumer loans                           1,807,791      2,048,248
                                           ------------   ------------
                                            184,569,454    125,478,095
     Less:
          Deferred loan fees, net                89,442         46,394
          Allowance for loan losses           1,737,475      1,177,141
                                           ------------   ------------

                    Total                  $182,742,537   $124,254,560
                                           ============   ============


     Aggregate  loans  of  $60,000  or  more  extended  to  executive  officers,
     directors,  and corporations in which they are  beneficially  interested as
     stockholders,  executive officers, or directors were $2,466,678 at December
     31, 2003. An analysis of these related party loans follows:

            2002          Additions        Repayments           2003
         ---------       -----------       -----------       -----------

         $ 843,841       $ 2,980,699       $ 1,357,862       $ 2,466,678


     The Company's  primary business  activity is with customers  located within
     its local trade area. Mortgage, consumer, and commercial loans are granted.
     Although the Company's  loan  portfolio is diversified at December 31, 2003
     and 2002, the repayment of these loans is dependent upon the local economic
     conditions in its immediate trade area.





                                       F-17



5.   ALLOWANCE FOR LOAN LOSSES

     Activity in the allowance  for loan losses for the years ended  December 31
     is as follows:

                                                         2003         2002
                                                      ----------   ----------

     Balance, January 1                               $1,177,141   $  649,565
     Add:
          Provision charged to operations                593,000      543,000
          Recoveries                                       3,497       13,629
     Less loans charged off                               36,163       29,053
                                                      ----------   ----------

     Balance, December 31                             $1,737,475   $1,177,141
                                                      ==========   ==========


6.   PREMISES AND EQUIPMENT

     Premises and equipment consist of the following:

                                                         2003         2002
                                                      ----------   ----------

     Land                                             $  375,000   $  375,000
     Leasehold improvements                            1,821,310    1,292,718
     Furniture and equipment                           1,017,442      742,282
                                                      ----------   ----------
                                                       3,213,752    2,410,000
     Less accumulated depreciation and amortization      642,799      468,991
                                                      ----------   ----------

                    Total                             $2,570,953   $1,941,009
                                                      ==========   ==========


     Depreciation and amortization expense for the years ended December 31, 2003
     and 2002, was $242,730 and $217,925, respectively.

7.   GOODWILL

     A summary of goodwill at December 31 is as follows:

                                                         2003         2002
                                                      ----------   ----------

     Gross carrying amount, beginning of period       $  941,886   $  941,886
     Acquisition of Vantage                              964,014           --
                                                      ----------   ----------
     Gross carrying amount, end of period              1,905,900      941,886
     Less accumulated amortization                      (142,669)    (142,669)
     Less impairment losses                                   --           --
                                                      ----------   ----------

     Net carrying amount                              $1,763,231   $  799,217
                                                      ==========   ==========


     On January 1, 2003, the Company  acquired a subsidiary,  Vantage,  for cash
     and 36,000  shares of stock,  which  resulted  in  additional  goodwill  of
     $964,014 for 2003.

     The gross  carrying  amount of goodwill  was tested for  impairment  in the
     fourth quarter, after the annual forecasting process. Due to an increase in
     overall earning asset growth, operating profits and cash flows were greater
     than expected.  Based on fair value of the reporting units, estimated using
     the expected present value of future flows, no goodwill impairment loss was
     recognized in the current year.


                                       F-18


8.   FEDERAL HOME LOAN BANK STOCK

     The Company is a member of the FHLB. As a member,  the Company maintains an
     investment in the capital  stock of the FHLB of  Pittsburgh,  at cost.  The
     amount of investment,  as determined by the FHLB of Pittsburgh, is based on
     a percentage of outstanding home loans and unused borrowing capacity.

9.   DEPOSITS

     Time deposits at December 31, 2003, of $7,470,859,  $5,860,680, $2,044,067,
     $2,364,385,  $879,774, and $1,978,473 mature during 2004, 2005, 2006, 2007,
     and beyond 2008, respectively.

     Time deposits include  certificates of deposit in denominations of $100,000
     or more. Such deposits aggregated $5,607,572 and $4,557,406 at December 31,
     2003 and  2002,  respectively.  Deposits  in  excess  of  $100,000  are not
     federally insured.

     The  scheduled  maturities  of time  certificates  of  deposit in excess of
     $100,000 as of December 31, 2003, are as follows:

         Within three months                      $1,387,102
         Three through six months                    500,987
         Six through twelve months                   638,619
         Over twelve months                        3,080,864
                                                  ----------

              Total                               $5,607,572
                                                  ==========


10.  SHORT-TERM BORROWINGS

     Short-term  borrowings  consisted of draws on the Bank's "RepoPlus" line of
     credit,  fixed-rate,  fixed-term  advances through the FHLB, and repurchase
     agreements. The RepoPlus line carries an adjustable rate that is subject to
     annual renewal and incurs no service  charges.  All outstanding  borrowings
     are  secured by a blanket  security  agreement  on  qualifying  residential
     mortgage  loans,  certain  pledged  investment  securities,  and the Bank's
     investment in FHLB stock.

     The  following   table  sets  forth   information   concerning   short-term
     borrowings:


                                                          2003           2002
                                                       ----------     ----------

     Balance at year-end                               $2,363,887     $1,141,104
     Maximum amount outstanding at any month-end        6,869,483      9,231,709
     Average balance outstanding during the year        3,018,152      8,449,857
     Weighted-average interest rate:
           As of year-end                                   1.96%          2.64%
           Paid during the year                             1.97%          2.35%


                                       F-19



11.  OTHER BORROWINGS

     The following table sets forth information concerning other borrowings:



                                                 Weighted      Stated interest
                          Maturity range         average         rate range            At December 31,
      Description         from        to      interest rate     from      to         2003          2002
- ----------------------  --------   --------   -------------   --------  -------   -----------   -----------

                                                                         
Line of credit          07/09/07   08/14/07       3.12%        3.12%     3.12%    $ 2,425,000   $ 2,000,000
Mid Term Repo Fixed     06/27/05   06/27/05       3.71         3.71      3.71       2,000,000     2,000,000
Fixed rate              12/08/05   12/04/08       5.92         5.23      6.19       3,500,000     4,500,000
Fixed rate amortizing   12/08/10   12/08/10       6.21         6.21      6.21       1,904,866     2,115,650
                                                                                  ------------  ------------

                                                                                  $ 9,829,866   $ 10,615,650
                                                                                  ===========   ============



     Maturities of other borrowings at December 31 are summarized as follows:

                                                    2003
                                       -----------------------------
            Year Ending                                  Weighted-
            December 31,                  Amount        Average Rate
            ------------               -----------      ------------

                2004                   $   224,253           6.21%
                2005                     4,738,583           5.14
                2006                       253,828           6.21
                2007                     2,695,047           3.43
                2008                     1,287,302           5.45
           2009 and after                  630,853           6.21
                                       -----------
                                       $ 9,829,866           4.83%
                                       ===========


     The Company  entered into two unsecured  line of credit  arrangements  with
     other financial  institutions that require monthly interest  payments.  The
     first line of credit has a borrowing limit of $3.0 million at an adjustable
     rate based on 30-day  LIBOR plus 200 basis points and matures July 9, 2007.
     The  second  line of credit  has a  borrowing  limit of $1.5  million at an
     adjustable  rate based on 30-day  LIBOR plus 200 basis  points and  matures
     August 14, 2007. At December 31, 2003, the Company had outstanding balances
     of $950,000 and  $1,475,000,  respectively,  on these lines of credit.  The
     fixed rate amortizing  borrowing with the FHLB requires monthly payments of
     principal  and interest of $28,020  through  December  2010.  The remaining
     borrowings represent fixed rate advances from the Federal Home Loan Bank.

     Borrowing  capacity  consists  of  credit  arrangements  with  the  FHLB of
     Pittsburgh. FHLB borrowings are subject to annual renewal, incur no service
     charges,  and are  secured  by a  blanket  security  agreement  on  certain
     investment  and   mortgage-backed   securities,   outstanding   residential
     mortgages,  and the Bank's  investment  in FHLB stock.  As of December  31,
     2003, the Bank's maximum borrowing capacity with the FHLB was approximately
     $153.8 million.



                                       F-20





12.  COMMITMENTS AND CONTINGENT LIABILITIES

     In the normal course of business, the Company makes various commitments and
     contingent   liabilities   that  are  not  reflected  in  the  accompanying
     consolidated  financial  statements.  These instruments involve, to varying
     degrees,  elements of credit and interest rate risk in excess of the amount
     recognized in the  Consolidated  Balance Sheet.  The Company's  exposure to
     credit  loss in the event of  nonperformance  by the other  parties  to the
     financial   instruments  is  represented  by  the  contractual  amounts  as
     disclosed.  The Company  minimizes  its exposure to credit loss under these
     commitments by subjecting them to credit approval and review procedures and
     collateral  requirements as deemed  necessary.  Commitments  generally have
     fixed expiration dates within one year of their origination.

     The off-balance sheet commitments comprises the following:

                                             2003               2002
                                          -----------        -----------
     Commitments to extend credit:
           Fixed rate                     $   673,000        $ 2,510,985
           Variable rate                    3,255,080         11,250,309
                                          -----------        -----------
                                            3,928,080         13,761,294
     Letters of credit                      1,170,118                 --
                                          -----------        -----------

                    Total                 $ 5,098,198        $13,761,294
                                          ===========        ===========


     The range of interest rates on fixed rate loan commitments was 5.85 percent
     to 6.75 percent at December 31, 2003.

     Commitments  to extend credit are  agreements to lend to a customer as long
     as  there  is no  violation  of  any  condition  established  in  the  loan
     agreement.   These   commitments   consist   of   undisbursed   residential
     construction loans,  available commercial and personal lines of credit, and
     loans  approved  but not yet funded.  Fees from the  issuance of the credit
     lines are generally recognized over the period of maturity.

     Standby letters of credit are conditional commitments issued by the Company
     to guarantee the  performance of a customer to a third party.  The coverage
     period for these  instruments is typically a one-year period with an annual
     renewal option  subject to prior  approval by management.  Fees earned from
     the issuance of these letters are recognized over the coverage period.  For
     secured  letters  of credit,  the  collateral  is  typically  bank  deposit
     instruments or customer business assets.

     The Company is committed under three noncancelable operating leases for the
     Bank's office facilities with remaining terms through 2008. At December 31,
     2003, the minimum rental commitments under these leases are as follows:


                             2004         $   239,148
                             2005             239,148
                             2006             239,148
                             2007             191,574
                             2008             144,000
                                          -----------

                               Total      $ 1,053,018
                                          ===========



     Occupancy and equipment  expenses  include rental  expenditures of $220,934
     and $143,842 for 2003 and 2002, respectively.


                                       F-21



13.  STOCK SPLIT

     On January 17, 2003, the Board of Directors  approved a six-for-five  stock
     split,  effected in the form of a 20 percent stock dividend to stockholders
     of record  January 31, 2003,  payable on February  15,  2003.  As a result,
     233,772 additional shares of the Company's stock were issued,  common stock
     was increased by $23,377, and surplus was decreased by $25,245.

     Fractional  shares were paid in cash. All average shares  outstanding as of
     December  31,  2002,  and all per share  amounts as of December  31,  2002,
     included in the financial  statements are based on the increased  number of
     shares after giving  retroactive  effect to the stock split effected in the
     form of a stock dividend.

14.  REGULATORY MATTERS

     Restriction on Cash and Due From Banks
     --------------------------------------

     The Bank is required to maintain  reserve  funds in cash or on deposit with
     the Federal  Reserve Bank.  As of December 31, 2003,  the Bank had required
     reserves of $674,000,  comprised principally of vault cash and a depository
     amount held with the Federal Reserve Bank

     Dividend Restrictions
     ---------------------

     The Bank is subject to a dividend  restriction  that  generally  limits the
     amount  of  dividends  that  can be  paid  by an  OTS-chartered  bank.  OTS
     regulations require the Bank to give the OTS 30 days notice of any proposed
     declara-tion  of dividends to the  Company,  and the OTS has the  authority
     under its  supervisory  powers to prohibit  the payment of dividends by the
     Bank to the Company.

     Regulatory Capital Requirements
     -------------------------------

     Federal  regulations  require the Company and the Bank to maintain  minimum
     amounts of capital.  Specifically,  each is  required  to maintain  certain
     minimum  dollar  amounts  and  ratios  of  Total  and  Tier  I  capital  to
     risk-weighted  assets and of Tangible  and Core  capital (as defined in the
     regulations) to adjusted assets.

     In addition  to the capital  requirements,  the Federal  Deposit  Insurance
     Corporation  Improvement Act ("FDICIA") established five capital categories
     ranging from "well  capitalized" to "critically  undercapitalized."  Should
     any institution fail to meet the requirements to be considered  "adequately
     capitalized,"   it  would  become  subject  to  a  series  of  increasingly
     restrictive regulatory actions.

     As of December 31, 2003 and 2002, the FDIC  categorized the Company and the
     Bank  as  well  capitalized  under  the  regulatory  framework  for  prompt
     corrective  action.  To  be  classified  as  a  well-capitalized  financial
     institution,  Total risk-based,  Tier 1 risk-based, and Core capital ratios
     must be at  least 10  percent,  6  percent,  and 5  percent,  respectively.
     Management  believes,  as of December  31,  2003,  the Bank met all capital
     adequacy requirements to which they are subject.


                                       F-22



14.  REGULATORY MATTERS (Continued)

     Regulatory Capital Requirements (Continued)
     -------------------------------

     The  following  table   reconciles  the  Bank's  capital  under  accounting
     principles generally accepted in the United States of America to regulatory
     capital:

                                                   2003            2002
                                               ------------    ------------

     Total stockholders' equity                $ 15,964,295    $ 11,624,650
     Unrealized loss on securities                   31,186          26,596
     Goodwill                                      (799,217)       (799,217)
                                               ------------    ------------

     Tier I, core, and tangible capital          15,196,264      10,852,029
     Allowance for loan losses                    1,639,642       1,177,141
                                               ------------    ------------

     Total risk-based capital                  $ 16,835,906    $ 12,029,170
                                               ============    ============


     The  following  table sets forth the Ba nk's  capital  position and minimum
     requirements for the years ended December 31:




                                                         2003                      2002
                                                ----------------------    ----------------------
                                                   Amount       Ratio        Amount       Ratio
                                                -----------    -------    -----------    -------
                                                                            
     Total Capital (to Risk-Weighted Assets)
     ---------------------------------------

     Actual                                     $16,835,906     12.8%     $12,029,170     12.4%
     For Capital Adequacy Purposes               10,485,885      8.0        7,779,280      8.0
     To Be Well Capitalized                      13,107,356     10.0        9,724,100     10.0


     Tier I Capital (to Risk-Weighted Assets)
     ----------------------------------------

     Actual                                     $15,196,264     11.6%     $10,852,029     11.2%
     For Capital Adequacy Purposes                5,242,942      4.0        3,889,640      4.0
     To Be Well Capitalized                       7,864,414      6.0        5,834,460      6.0


     Core Capital (to Adjusted Assets)
     ---------------------------------

     Actual                                     $15,196,264      6.2%     $10,852,029      6.1%
     For Capital Adequacy Purposes                7,398,108      3.0        5,363,529      3.0
     To Be Well Capitalized                      12,330,179      5.0        8,939,214      5.0

     Tangible Capital (to Adjusted Assets)
     -------------------------------------

     Actual                                     $15,196,264      6.2%     $10,852,029      6.1
     For Capital Adequacy Purposes                3,699,054      1.5        2,681,764      1.5




                                       F-23




15.  EMPLOYEE BENEFITS

     Profit Sharing Plan
     -------------------

     The Company  maintains a  noncontributory  profit sharing plan (the "Plan")
     for  officers  and  employees  who have met the age and  length of  service
     requirements.  The Plan is a defined  contribution plan, with contributions
     based on a percentage of  participants'  salaries.  In conjunction with the
     Plan, an integrated 401(k) salary reduction plan was also implemented.

     The  Company  may make  matching  contributions  equal  to a  discretionary
     percentage  determined  annually  by  the  Board  of  Directors.   Employee
     contributions  are vested at all times, and the Company  contributions  are
     fully vested after six years.  The Company  recognized  profit  sharing and
     matching  contributions  for the years ended December 31, 2003 and 2002, of
     approximately $31,944 and $19,278, respectively.

     Stock Option Plan
     -----------------

     The Board of Directors adopted a stock option plan for directors, officers,
     and  employees  in which the number of shares with  respect to which awards
     may be made  available  to the plan may not exceed  257,766  shares.  These
     shares may be issued from  authorized but unissued  common stock,  treasury
     stock, or shares purchased in the market. The stock options have expiration
     terms of ten years subject to certain extensions and terminations.  The per
     share  exercise  price of a stock  option  is equal to the fair  value of a
     share of  common  stock on the date the  option  is  granted.  Options  are
     exercisable  in  annual  installments  ranging  from 25  percent  to 33 1/3
     percent  for  directors  and  ranging  from 20 percent  to 25  percent  for
     officers and employees,  primarily  using the award date as the anniversary
     date.

     The following table presents share data related to the outstanding options:



                                                   2003                    2002
                                           --------------------    --------------------
                                                      Weighted-               Weighted-
                                                       Average                 Average
                                                      Exercise                Exercise
                                           Shares      Price       Shares      Price
                                           -------    --------     -------    --------

                                                                
     Outstanding, beginning of the year    252,469    $   6.93     253,406    $   6.93

          Granted                               --          --          --          --
          Exercised                        (43,220)       6.89        (198)       6.92
          Forfeited                         (1,078)       6.99        (739)       7.01
                                           -------                 -------

     Outstanding, end of the year          208,171    $   6.94     252,469    $   6.93
                                          ========                 =======

     Exercisable at year-end               165,686    $   6.93     180,965    $   6.91
                                          ========                 =======



                                       F-24


15.  EMPLOYEE BENEFITS (Continued)

     Stock Option Plan (Continued)
     -----------------

     The following table summarizes characteristics of stock options outstanding
     and exercisable at December 31, 2003:



                                      Outstanding                    Exercisable
                          -----------------------------------    -------------------
                                                     Average                Average
                                         Average     Exercise               Exercise
     Exercise Price        Shares         Life        Price       Shares     Price
     --------------       --------       -------     --------    --------   --------

                                                             
         6.89              83,742         5.40         6.89       83,742      6.89
         6.37               4,853         6.46         6.37        4,853      6.37
         7.01             119,576         7.82         7.01       77,091      7.01
                          -------                                -------

                          208,171         6.56         6.94      165,686      6.93
                          =======                                =======



16.  INCOME TAXES

     The  components  of  income  taxes  for the  years  ended  December  31 are
     summarized as follows:

                                                      2003              2002
                                                   ----------        ----------
     Current payable:
         Federal                                   $ 831,398         $ 556,435
         State                                       128,393            95,906
                                                   ---------         ---------
                                                     959,791           652,341
     Deferred taxes                                 (132,417)         (108,737)
     Adjustment to valuation allowance
       for deferred tax assets                           498          (131,855)
                                                   ---------         ---------

                         Total                     $ 827,872         $ 411,749
                                                   =========         =========

     The  following  temporary  differences  gave rise to the net  deferred  tax
     assets:



                                                                       2003            2002
                                                                     --------        --------
                                                                             
     Deferred tax assets:
          Net unrealized loss on securities                          $  6,190        $  4,886
          Allowance for loan losses                                   555,830         357,346
          Organization costs                                               62          11,424
          Loan origination costs                                       28,261          14,413
          Supplemental executive retirement account                    15,857              --
          Net operating loss carryforward                              18,626          18,128
                                                                     --------        --------
                         Total gross deferred tax assets              624,826         406,197
                         Less valuation allowance                      18,626          18,128
                                                                     --------        --------
                               Deferred tax assets after allowance    606,200         388,069
                                                                     --------        --------

     Deferred tax liabilities:
          Premises and equipment                                       94,362          30,971
          Goodwill                                                     58,355          36,838
                                                                     --------        --------
                         Total gross deferred tax liabilities         152,717          67,809
                                                                     --------        --------

                               Net deferred tax assets               $453,483        $320,260
                                                                     ========        ========



                                       F-25




16.  INCOME TAXES (Continued)

     The  reconciliation  of  the  federal  statutory  rate  and  the  Company's
     effective income tax rate is as follows:

                                      2003                     2002
                             ---------------------     -------------------
                                            % of                    % of
                                           Pre-Tax                 Pre-Tax
                              Amount       Income       Amount     Income
                             ---------     -------     ---------   -------

     Tax at statutory rate   $ 833,989      34.0%      $ 441,409    34.0%

     State income, net of
      federal tax               84,739       3.5          54,426     4.2
     Tax-exempt income
       tax assets              (70,762)     (2.9)       (104,074)   (8.0)
     Other, net                (20,094)     (0.8)         19,988     1.5
                             ---------      ----       ---------    ----

     Actual tax benefit
       and effective rate    $ 827,872      33.8%      $ 411,749    31.7%
                             =========      ====       =========    ====


     The Bank is subject to the  Pennsylvania  Mutual Thrift  Institution's  tax
     that  is  calculated  at 11.5  percent  of  earnings  based  on  accounting
     principles  generally accepted in the United States of America with certain
     adjustments.  At  December  31,  2003,  the  Company  has  available  a net
     operating loss carryforward of approximately  $270,000 for state income tax
     purposes which will expire in the years 2008 to 2012.

17.  FAIR VALUE OF FINANCIAL INSTRUMENTS

     The  estimated  fair  values  of the  Company's  financial  instruments  at
     December 31 are as follows:



                                                    2003                          2002
                                        ---------------------------   ---------------------------
                                          Carrying        Fair          Carrying        Fair
                                           Value          Value          Value          Value
                                        ------------   ------------   ------------   ------------
                                                                       
     Financial assets:
          Cash and cash equivalents     $ 14,953,286   $ 14,953,286   $  5,852,073   $  5,852,073
          Investment securities           43,320,384     43,242,990     44,383,934     44,751,572
          Regulatory stock                 1,311,300      1,311,300      1,175,400      1,175,400
          Loans receivable               182,742,537    188,261,923    124,254,560    129,361,611
          Accrued interest receivable      1,138,695      1,138,695        928,688        928,688


     Financial liabilities:
          Deposits                      $220,892,657   $221,372,657   $156,851,969   $157,594,969
          Short-term borrowings            2,363,887      2,363,887      1,141,104      1,141,104
          Other borrowings                 9,829,866     10,345,866     10,615,650     11,399,650
          Accrued interest payable           447,727        447,727        452,645        452,645



     Financial  instruments  are  defined  as  cash,  evidence  of an  ownership
     interest in an entity,  or a contract  which creates an obligation or right
     to receive or deliver cash or another financial instrument from/to a second
     entity on potentially favorable or unfavorable terms.

     Fair value is defined as the amount at which a financial  instrument  could
     be exchanged in a current transaction between willing parties other than in
     a forced or  liquidation  sale. If a quoted market price is available for a
     financial  instrument,  the estimated fair value would be calculated  based
     upon the market price per trading unit of the instrument.


                                       F-26



17.  FAIR VALUE OF FINANCIAL INSTRUMENTS (Continued)

     If no  readily  available  market  exists,  the fair  value  estimates  for
     financial  instruments  are based  upon  manage-ment's  judgment  regarding
     current  economic  conditions,  interest  rate risk,  expected  cash flows,
     future estimated  losses,  and other factors as determined  through various
     option pricing formulas. As many of these assumptions result from judgments
     made by management based upon estimates which are inherently uncertain, the
     resulting  estimated  fair  values  may  not be  indicative  of the  amount
     realizable in the sale of a particular financial  instrument.  In addition,
     changes in the assumptions on which the estimated fair values are based may
     have a significant impact on the resulting estimated fair values.

     As certain assets,  such as deferred tax assets and premises and equipment,
     are not  considered  financial  instruments,  the  estimated  fair value of
     financial instruments would not represent the full value of the Company.

     The Company  employed  estimates using discounted cash flows in determining
     the estimated fair value of financial  instruments  for which quoted market
     prices were not available based upon the following assumptions:

     Cash  and Due From  Banks,  Interest-Bearing  Deposits  with  Other  Banks,
     ---------------------------------------------------------------------------
     Accrued Interest Receivable,  Short-Term  Borrowings,  and Accrued Interest
     ---------------------------------------------------------------------------
     Payable
     -------

     The fair value is equal to the current carrying value.

     Investment Securities and Regulatory Stock
     ------------------------------------------

     The fair value of investment  securities  is equal to the available  quoted
     market  price.  If no  quoted  market  price is  available,  fair  value is
     estimated using the quoted market price for similar securities.  Regulatory
     stock represents  ownership in institutions  that are wholly owned by other
     financial institutions. These equity security's fair value are equal to the
     current fair value.

     Loans Receivable, Deposits, and Other Borrowings
     ------------------------------------------------

     The fair value of loans is  estimated  using  discounted  contractual  cash
     flows generated using prepayment  estimates.  Discount rates are based upon
     current market rates generally being offered for new loan originations with
     similar credit and payment  characteristics.  Savings,  checking, and money
     market  deposit  accounts are valued at the amount  payable on demand as of
     year-end.  Fair  values  for time  deposits  and the other  borrowings  are
     estimated using a discounted cash flow calculation that applies contractual
     costs currently  being offered in the existing  portfolio to current market
     rates being  offered  for  deposits  and  borrowings  of similar  remaining
     maturities.

     Commitments to Extend Credit
     ----------------------------

     These  financial  instruments  are  generally  not  subject  to  sale,  and
     estimated  fair  values are not  readily  available.  The  carrying  value,
     represented  by  the  net  deferred  fee  arising  from  the   unrecognized
     commitment,  and the fair value,  determined by  discounting  the remaining
     contractual  fee over  the  term of the  commitment  using  fees  currently
     charged to enter into similar  agreements with similar credit risk, are not
     considered  material for disclosure.  The  contractual  amounts of unfunded
     commitments are presented in Note 12.


                                       F-27



19.  PARENT COMPANY

     Following are condensed financial statements for Nittany Financial Corp.:

                             CONDENSED BALANCE SHEET




                                                                  December 31,
                                                              2003            2002
                                                          -----------     -----------

                                                                  
     ASSETS
          Cash                                            $   199,845     $    80,947
          Investment securities available for sale             68,870          93,940
          Investment in subsidiaries                       16,976,265      11,660,607
          Other assets                                         24,798         104,590
                                                          -----------     -----------

     TOTAL ASSETS                                         $17,269,778     $11,940,084
                                                          ===========     ===========

     LIABILITIES AND STOCKHOLDERS' EQUITY
          Other borrowings                                $ 2,425,000     $ 2,000,000
          Other liabilities                                    17,034          35,628
          Stockholders' equity                             14,827,744       9,904,456
                                                          -----------     -----------

     TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY           $17,269,778     $11,940,084
                                                          ===========     ===========


                          CONDENSED STATEMENT OF INCOME




                                                              Year Ended December 31,
                                                                2003            2002
                                                            -----------     -----------

                                                                   
     INCOME                                                 $    33,406    $     8,664

     EXPENSES                                                   158,599         76,764
                                                            -----------    -----------

     Net loss before income tax benefit                        (125,193)       (68,100)
     Income tax (benefit) expense                               (23,989)         3,269
                                                            -----------    -----------

     Income before equity in undistributed net
          earnings of subsidiaries                              (71,369)      (101,204)
     Equity in undistributed net income of subsidiaries       1,726,242        957,882
                                                            -----------    -----------

     NET INCOME                                             $ 1,625,038    $   886,513
                                                            ===========    ===========


                                       F-28





19.  PARENT COMPANY (Continued)


                        CONDENSED STATEMENT OF CASH FLOWS




                                                                                 Year Ended December 31,
                                                                                   2003            2002
                                                                               -----------     -----------

     OPERATING ACTIVITIES
                                                                                      
          Net income                                                           $ 1,625,038    $   886,513
          Adjustments to reconcile net income to net cash used for operating
             activities:
                 Equity in undistributed net income of subsidiaries             (1,726,242)      (957,882)
                 Investment securities gains                                       (30,130)        (7,450)
                 Other, net                                                         63,738        (26,544)
                                                                               -----------    -----------
                          Net cash used for operating activities                   (67,596)      (105,363)
                                                                               -----------    -----------

     INVESTING ACTIVITIES
          Purchase of investment securities available for sale                     (19,826)       (28,429)
          Sale of investment securities available for sale                          78,144         37,450
          Capital contribution to subsidiary bank                               (3,003,606)    (1,978,800)
                                                                               -----------    -----------
                          Net cash used for investing activities                (2,945,288)    (1,969,779)
                                                                               -----------    -----------

     FINANCING ACTIVITIES
          Proceeds from stock offering                                           2,351,481             --
          Exercise of stock options                                                355,301          1,370
          Proceeds from other borrowings                                         1,300,000      2,000,000
          Repayment of other borrowings                                           (875,000)            --
                                                                               -----------    -----------
                          Net cash provided by financing activities              3,131,782      2,001,370
                                                                               -----------    -----------

                       Increase (decrease) in cash                                 118,898        (73,772)

     CASH AT BEGINNING OF PERIOD                                                    80,947        154,719
                                                                               -----------    -----------

     CASH AT END OF PERIOD                                                     $   199,845    $    80,947
                                                                               ===========    ===========



                                      F-29


                             NITTANY FINANCIAL CORP.
                           CONSOLIDATED BALANCE SHEET




                                                                    September 30,     December 31,
                                                                         2004             2003
                                                                    -------------    -------------
                                                                             (unaudited)
                                                                             
ASSETS
     Cash and due from banks                                        $   6,842,808    $     805,812
     Interest-bearing deposits with other banks                         7,586,726       14,147,474
                                                                    -------------    -------------
     Cash and cash equivalents                                         14,429,534       14,953,286
     Investment securities available for sale                           2,223,971        4,074,095
     Investment securities held to maturity (estimated
       market value of $43,552,160 and $39,168,895)                    43,462,209       39,246,289
     Loans receivable (net of allowance for loan losses
       of $2,107,244 and $1,737,435)                                  226,462,486      182,742,537
     Premises and equipment                                             2,519,408        2,570,953
     Federal Home Loan Bank stock                                       2,223,300        1,311,300
     Intangible assets                                                  1,763,231        1,763,231
     Accrued interest and other assets                                  2,071,117        1,925,622
                                                                    -------------    -------------

             TOTAL ASSETS                                           $ 295,155,256    $ 248,587,313
                                                                    =============    =============
LIABILITIES
     Deposits:
         Noninterest-bearing demand                                 $  10,212,041    $   7,880,177
         Interest-bearing demand                                       24,488,842       21,902,355
         Money market                                                  38,062,725       34,237,951
         Savings                                                      155,711,676      136,273,936
         Time                                                          18,083,354       20,598,238
                                                                    -------------    -------------
            Total deposits                                            246,558,638      220,892,657
     Short-term borrowings                                             20,016,622        2,363,887
     Other borrowings                                                  11,012,985        9,829,866
     Accrued interest payable and other liabilities                       807,428          673,159
                                                                    -------------    -------------

             TOTAL LIABILITIES                                        278,395,673      233,759,569
                                                                    -------------    -------------
STOCKHOLDERS' EQUITY
     Serial preferred stock, no par value; 5,000,000 shares
       authorized, none issued                                                  -                -
     Common stock, $.10 par value; 10,000,000 shares
       authorized, 1,924,621 and 1,603,960 issued and outstanding         192,462          160,396
     Additional paid-in capital                                        14,287,483       14,323,021
     Retained earnings                                                  2,288,082          356,344
     Accumulated other comprehensive loss                                  (8,444)         (12,017)
                                                                    -------------    -------------

             TOTAL STOCKHOLDERS' EQUITY                                16,759,583       14,827,744
                                                                    -------------    -------------

             TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY             $ 295,155,256    $ 248,587,313
                                                                    =============    =============


See accompanying notes to the unaudited consolidated financial statements.

                                       F-30



                             NITTANY FINANCIAL CORP.
                        CONSOLIDATED STATEMENT OF INCOME



                                              Three-Months Ended September 30,   Nine-months Ended September 30,
                                                   2004           2003                  2004           2003
                                                 -----------   -----------          -----------   -----------
                                                        (unaudited)                        (unaudited)
                                                                                    
INTEREST AND DIVIDEND INCOME
    Loans, including fees                        $ 3,266,905   $ 2,601,103          $ 9,034,114   $ 7,011,893
    Interest-bearing deposits with other banks        24,473         8,898               49,679        48,803
    Investment securities                            371,767       328,101            1,114,783     1,074,435
                                                 -----------   -----------          -----------   -----------
           Total interest and dividend income      3,663,145     2,938,102           10,198,576     8,135,131
                                                 -----------   -----------          -----------   -----------
INTEREST EXPENSE
    Deposits                                       1,185,689     1,051,561            3,492,226     3,171,166
    Short-term borrowings                             41,023        19,023               65,037        44,011
    Other borrowings                                 137,524       128,013              395,720       389,654
                                                 -----------   -----------          -----------   -----------
           Total interest expense                  1,364,236     1,198,597            3,952,983     3,604,831
                                                 -----------   -----------          -----------   -----------
NET INTEREST INCOME                                2,298,909     1,739,505            6,245,593     4,530,300

Provision for loan losses                            138,000       230,000              442,000       508,000
                                                 -----------   -----------          -----------   -----------
NET INTEREST INCOME AFTER PROVISION FOR
   LOAN LOSSES                                     2,160,909     1,509,505            5,803,593     4,022,300
                                                 -----------   -----------          -----------   -----------
NONINTEREST INCOME
    Service fees on deposit accounts                 177,863       124,980              498,231       370,437
    Investment security gain                          32,707             -               32,707         6,691
    Asset management fees and commissions            614,209       231,764            1,773,425       721,434
    Other                                             26,709        36,125               81,375       123,070
                                                 -----------   -----------          -----------   -----------
           Total noninterest income                  851,488       392,869            2,385,738     1,221,632
                                                 -----------   -----------          -----------   -----------
NONINTEREST EXPENSE
    Compensation and employee benefits               730,611       544,768            2,168,606     1,607,880
    Occupancy and equipment                          186,363       180,397              540,492       473,618
    Professional fees                                 49,290        55,676              144,088       157,425
    Data processing fees                             121,146       112,338              351,317       285,599
    Supplies, printing, and postage                   39,084        35,300              104,015       103,975
    Advertising                                       37,721        42,594              115,849       104,386
    ATM processing fees                               36,191        34,635              106,044        97,257
    Commission expense                               381,639        90,385            1,120,476       385,508
    Other                                            205,537       142,138              545,706       360,610
                                                 -----------   -----------          -----------   -----------
           Total noninterest expense               1,787,582     1,238,231            5,196,593     3,576,258
                                                 -----------   -----------          -----------   -----------

Income before income taxes                         1,224,815       664,143            2,992,738     1,667,674
Income taxes                                         427,000       205,691            1,061,000       554,390
                                                 -----------   -----------          -----------   -----------

NET INCOME                                       $   797,815   $   458,452          $ 1,931,738   $ 1,113,284
                                                 ===========   ===========          ===========   ===========
EARNINGS PER SHARE
    Basic                                        $      0.41   $      0.24          $      1.00   $      0.64
    Diluted                                             0.38          0.23                 0.93          0.59

WEIGHTED AVERAGE SHARES OUTSTANDING
    Basic                                          1,924,621     1,873,078            1,924,621     1,749,564
    Diluted                                        2,080,438     2,024,416            2,078,490     1,897,362


See accompanying notes to the unaudited consolidated financial statements.

                                       F-31


                             NITTANY FINANCIAL CORP.
            CONSOLIDATED STATEMENT OF CHANGES IN STOCKHOLDERS' EQUITY



                                                                                        Accumulated
                                                            Additional                     Other         Total
                                                Common        Paid-in     Retained     Comprehensive  Stockholders'   Comprehensive
                                                Stock         Capital     Earnings         Loss          Equity          Income
                                             -------------  ------------- -----------  -------------  -------------   -------------
                                                                                (unaudited)

                                                                                                    
Balance, December 31, 2003                        160,396     14,323,021     356,344        (12,017)    14,827,744

Net income                                                                 1,931,738                     1,931,738      $1,931,738
Other comprehensive income:
    Unrealized gain on available for sale securities
    net of reclassification adjustment,
    net of taxes of $1,841                                                                    3,573          3,573           3,573
                                                                                                                        ----------
Comprehensive income                                                                                                    $1,935,311
                                                                                                                        ==========
Twenty percent stock dividend (including cash
  paid for fractional shares)                      32,066    $   (35,538)                                   (3,472)
                                                 --------    -----------  ----------       --------    -----------

Balance, September 30, 2004                      $192,462    $14,287,483  $2,288,082       $ (8,444)   $16,759,583
                                                 ========    ===========  ==========       ========    ===========



See accompanying notes to the unaudited consolidated financial statements.

                                       F-32


                             NITTANY FINANCIAL CORP.
                      CONSOLIDATED STATEMENT OF CASH FLOWS



                                                                  Nine-months ended September 30,
                                                                        2004            2003
                                                                   ------------    ------------
                                                                           
OPERATING ACTIVITIES
     Net income                                                    $  1,931,738    $  1,113,284
     Adjustments to reconcile net income to net cash
       provided by operating activities:
         Provision for loan losses                                      442,000         508,000
         Depreciation, amortization, and accretion, net                 540,818         772,963
         Investment security gain                                       (32,707)         (6,691)
         Increase in accrued interest receivable                       (105,747)       (198,645)
         Decrease in accrued interest payable                           (34,839)       (293,164)
         (Increase) decrease in taxes payable                            51,757        (689,419)
         Other, net                                                      75,762         (55,722)
                                                                   ------------    ------------
         Net cash provided by operating activities                    2,868,782       1,150,606
                                                                   ------------    ------------
INVESTING ACTIVITIES
     Investment securities available for sale:
         Purchases                                                      (80,881)        (19,826)
         Proceeds from sale                                              52,707          26,637
         Proceeds from principal repayments and maturities            1,903,792       1,555,738
     Investment securities held to maturity:
         Purchases                                                  (42,268,481)    (44,424,200)
         Proceeds from principal repayments and maturities           37,711,838      37,940,573
     Net increase in loans receivable                               (44,150,543)    (52,370,615)
     Purchase of FHLB stock                                            (912,000)       (373,600)
     Acquisition of subsidiary                                                -        (370,014)
     Purchase of premises and equipment                                (147,330)       (849,686)
     Sale of premises and equipment                                           -          31,000
                                                                   ------------    ------------
         Net cash used for investing activities                     (47,890,897)    (58,853,993)
                                                                   ------------    ------------
FINANCING ACTIVITIES
     Net increase in deposits                                        25,665,981      49,183,640
     Net increase in short-term borrowings                           17,652,735       6,521,026
     Proceeds from other borrowings                                   1,350,000         500,000
     Repayment of other borrowings                                     (166,881)       (156,858)
     Exercise of stock options                                                -           1,108
     Cash paid in lieu of fractional shares                              (3,472)              -
     Proceeds from sale of common stock                                       -       2,335,730
     Issuance of common stock                                                 -          15,751
                                                                   ------------    ------------
         Net cash provided by financing activities                   44,498,363      58,400,397
                                                                   ------------    ------------
         Increase (decrease) in cash and cash equivalents              (523,752)        697,010

CASH & CASH EQUIV. AT BEGINNING OF PERIOD                            14,953,286       5,852,073
                                                                   ------------    ------------

CASH & CASH EQUIV. AT END OF PERIOD                                $ 14,429,534    $  6,549,083
                                                                   ============    ============

SUPPLEMENTAL CASH FLOW DISCLOSURE
     Cash paid during the year for:
         Interest on deposits and borrowings                       $  3,987,822    $  3,897,995
         Income taxes                                                 1,151,500       1,095,000


See accompanying notes to the consolidated unaudited financial statements.

                                       F-33


                             NITTANY FINANCIAL CORP.
              NOTES TO UNAUDITED CONSOLIDATED FINANCIAL STATEMENTS


NOTE 1 - BASIS OF PRESENTATION

The consolidated financial statements of Nittany Financial Corp. (the "Company")
includes its wholly-owned subsidiaries, Nittany Bank (the "Bank"), Nittany Asset
Management,  Inc, and Vantage  Investment  Advisors,  LLC. The Bank includes its
wholly-owned subsidiary, FTF Investments Inc. All significant intercompany items
have been eliminated.

The accompanying  unaudited consolidated financial statements have been prepared
in  accordance  with the  instructions  to Form  10-QSB and,  therefore,  do not
necessarily  include all information that would be included in audited financial
statements.  The information furnished reflects all adjustments that are, in the
opinion  of  management,  necessary  for a  fair  statement  of the  results  of
operations.  All such adjustments are of a normal recurring nature.  The results
of  operations  for the three and nine months ended  September  30, 2004 are not
necessarily  indicative  of the results to be expected for the fiscal year ended
December 31, 2004 or any other future interim period.

These statements  should be read in conjunction with the consolidated  financial
statements  and related  notes for the year ended  December 31, 2003,  which are
incorporated herein by reference to the Company's Annual Report on Form 10-KSB.

Stock-Based  Compensation  - The Company  maintains a stock  option plan for key
officers, employees, and nonemployee directors. Had compensation expense for the
stock option plan been recognized in accordance  with the fair value  accounting
provisions of Statement of Financial  Accounting  Standards No. 123,  Accounting
for Stock-Based Compensation,  net income applicable to common stock, basic, and
diluted net income per common share would have been as follows:



                                          Three Months Ended            Nine Months Ended
                                             September 30,                September 30,
                                          2004           2003           2004           2003
                                       -----------   -----------   -------------  --------------
                                                                      
Net income, as reported:               $   797,815   $   458,452   $   1,931,738   $   1,113,284

Less proforma expense related
  to stock options                          29,747        43,886          89,241         131,658
                                       -----------   -----------   -------------   -------------
Proforma net income                    $   768,068   $   414,566   $   1,842,497   $     981,626
                                       ===========   ===========   =============   =============

Basic net income per common share:
     As reported                       $      0.41   $      0.24   $        1.00   $        0.64
     Pro forma                                0.40          0.22            0.96            0.56

Diluted net income per common share:
     As reported                       $      0.38   $      0.23   $        0.93   $        0.59
     Pro forma                                0.37          0.20            0.89            0.52


                                       F-34



NOTE 2 - EARNINGS PER SHARE

The Company provides dual  presentation of Basic and Diluted earnings per share.
Basic  earnings per share  utilizes net income as reported as the  numerator and
the actual average shares  outstanding as the denominator.  Diluted earnings per
share  includes  any  dilutive  effects of options,  warrants,  and  convertible
securities.  For the three months ended September 30, 2004 and 2003, the diluted
number of shares  outstanding  from  employee  stock  options  was  155,817  and
151,338,  respectively.  For the nine-months  ended September 30, 2004 and 2003,
the diluted number of shares outstanding from employee stock options was 153,869
and 147,798, respectively.

NOTE 3 - COMPREHENSIVE INCOME

The components of comprehensive  income consist  exclusively of unrealized gains
and losses on available for sale securities. For the nine months ended September
30,  2004,  this  activity is shown under the  heading  Comprehensive  Income as
presented in the Consolidated  Statement of Changes in Stockholders' Equity. For
the  three  months  ended  September  30,  2004,  comprehensive  income  totaled
$802,587. For the three and nine-months ended September 30, 2003,  comprehensive
income totaled $455,167 and $1,116,931.

NOTE 4 - STOCK SPLIT

On February  24,  2004,  the Board of Directors  approved a  six-for-five  stock
split,  effected in the form of a 20 percent stock dividend to  stockholders  of
record  March  10,  2004,  payable  on March  31,  2004.  As a  result,  320,661
additional shares of the Company's stock were issued, common stock was increased
by $32,066, and surplus was decreased by $35,538. Fractional shares were paid in
cash. All average shares outstanding as of September 30, 2004, and all per share
amounts as of September 30, 2004, included in the financial statements are based
on the increased number of shares after giving  retroactive  effect to the stock
split effected in the form of a stock dividend.

NOTE 5 - RECENT ACCOUNTING PRONOUNCEMENTS

In December 2003, the Financial  Accounting  Standards  Board ("FASB")  issued a
revision to  Interpretation  46,  Consolidation  of Variable  Interest  Entities
("Interpretation"),  which  established  standards  for  identifying  a variable
interest  entity  ("VIE") and for  determining  under what  circumstances  a VIE
should be consolidated with its primary beneficiary. The Interpretation requires
consolidation  of  entities  in which an  enterprise  absorbs a majority  of the
entity's expected losses,  receives a majority of the entity's residual returns,
or both, as a result of ownership,  contractual or other financial  interests in
the entity. Prior to the interpretation, entities were generally consolidated by
an enterprise when it had a controlling  financial interest through ownership of
a majority  voting interest in the entity.  The adoption of this  Interpretation
did not have a material effect on the Company's financial position or results of
operations.

In December 2003,  the FASB revised FAS No. 132,  Employers'  Disclosures  about
Pension and Other Postretirement Benefit. This statement retains the disclosures
required by FAS No. 132,  which  standardized  the disclosure  requirements  for
pensions  and  other  postretirement  benefits  to the  extent  practicable  and
requires  additional  information on changes in the benefit obligations and fair
value of plan assets.  Additional disclosures include information describing the
types  of  plan  assets,   investment  strategy,   measurement   date(s),   plan
obligations,  cash flows, and components of net periodic benefit cost recognized
during interim periods.

                                       F-35



This statement retains reduced  disclosure  requirements for nonpublic  entities
from FAS No. 132,  and it  includes  reduced  disclosure  for certain of the new
requirements.  This statement is effective for financial  statements with fiscal
years ending after December 15, 2003. The interim  disclosures  required by this
statement are effective for interim  periods  beginning after December 15, 2003.
The Company has adopted the revised disclosure provisions.

In March  2004,  the  Financial  Accounting  Standards  Board  ("FASB")  reached
consensus  on the  guidance  provided by  Emerging  Issues Task Force Issue 03-1
("EITF  03-1"),   The  Meaning  of   Other-Than-Temporary   Impairment  and  its
Application  to Certain  Investments.  The  guidance is  applicable  to debt and
equity  securities  that are within  the scope of FASB  Statement  of  Financial
Accounting Standard ("SFAS") No. 115, Accounting for Certain Investments In Debt
and Equity Securities and certain other investments. EITF 03-1 specifies that an
impairment would be considered  other-than-temporary unless (a) the investor has
the ability and intent to hold an  investment  for a  reasonable  period of time
sufficient  for the recovery of the fair value up to (or beyond) the cost of the
investment and (b) evidence indicating the cost of the investment is recoverable
within a reasonable period of time outweighs evidence to the contrary. EITF 03-1
cost method  investment and disclosure  provisions  were effective for reporting
periods ending after June 15, 2004. The measurement  and recognition  provisions
relating to debt and equity  securities  have been delayed until the FASB issues
additional  guidance.  The Company adopted cost method investment and disclosure
provisions  of EITF 03-1 on June 30, 2004.  The adoption did not have a material
impact on the  consolidated  financial  statements,  results  of  operations  or
liquidity of the Company.

                                      F-36



                                   APPENDIX A

                         STOCK SUBSCRIPTION APPLICATION

                             NITTANY FINANCIAL CORP.

                BY EXECUTING THIS STOCK SUBSCRIPTION APPLICATION,
               I ACKNOWLEDGE RECEIPT OF A COPY OF THE PROSPECTUS.

I hereby  subscribe  for and offer to  purchase  the  number of shares of common
stock, $0.10 par value, of Nittany Financial Corp. ("Common Stock") shown below,
upon the terms and conditions specified in the prospectus at a purchase price of
$26.00 per share. All  subscriptions  must be for a minimum of 100 shares and no
more than [5,750] shares, unless waived by Nittany. No fractional shares will be
issued.

I acknowledge and agree that this Application  constitutes an irrevocable  offer
and may not be  withdrawn  without the  consent of Nittany  Financial  Corp.  If
Nittany  accepts any  subscription  only in part, I understand that Nittany will
return any portion of funds not required for the partial  subscription,  with no
interest  earned on this  portion.  If  Nittany  declines  any  subscription,  I
understand that Nittany will return my subscription  funds at that time, with no
interest earned on the funds.

If Nittany  Financial Corp.  cancels the offering in its entirety or rejects the
Application, this offer to purchase and subscribe shall become void, and Nittany
will return any payments  received  from in full with no interest  earned on the
amount  returned.  I  understand  that Nittany will mail my funds within 10 days
upon termination of the offering or rejection of my Application.

Subscriptions  may be made by  completing  and signing  this stock  subscription
application and delivering to: Nittany Bank,  Escrow Agent for Nittany Financial
Corp.,  116 East College  Avenue,  State College,  Pennsylvania  16801,  (or, to
Nittany Financial Corp., P.O. Box 10283, State College,  Pennsylvania  16805, if
mailing  this  stock  subscription  application).  In  its  discretion,  Nittany
Financial  Corp. may terminate the offering at any time.  However,  the offering
period  will  terminate  no later  than June 30,  2005.  THE STOCK  SUBSCRIPTION
APPLICATION  MUST BE  DELIVERED  TOGETHER  WITH THE FULL AMOUNT OF THE  PURCHASE
PRICE FOR THE SHARES SUBSCRIBED, IN UNITED STATES DOLLARS, BY CHECK, BANK DRAFT,
OR MONEY  ORDER,  MADE  PAYABLE  TO  "NITTANY  BANK,  ESCROW  AGENT FOR  NITTANY
FINANCIAL CORP."

Upon each closing,  all funds  received for  subscriptions  that are accepted by
Nittany Financial Corp. shall become capital of Nittany Financial Corp. together
with  interest  thereon.  THESE  SHARES OF COMMON  STOCK  BEING  OFFERED ARE NOT
DEPOSITS AND ARE NOT INSURED BY THE FDIC.

                                       A-1



                             NITTANY FINANCIAL CORP.
                         STOCK SUBSCRIPTION APPLICATION


                                                             

Number of Shares ________ x $[26.00] per share = Amount of Subscription $____________________ __

Are you currently a shareholder of Nittany Financial Corp.?            Yes     [ ]      No     [ ]
Are you currently a customer of Nittany Bank?                          Yes     [ ]      No     [ ]
(Note:  Shareholders and customers may receive preference in the event of an over subscription.)
State of residence ____________________________________________

REGISTRATION INFORMATION:
PLEASE  CHECK AS  APPROPRIATE  AND WRITE OUT THE WAY IN WHICH  SHARES  ARE TO BE
REGISTERED:

Name(s) in which shares are to be registered:
__________________________________________________________________________________________
Social Security Number or Tax ID Number __________________________________________________
Address of Subscriber
City ________________________________  State _____________  Zip Code _____________________
Telephone Number: Day: ___________________ Evening: ______________________________________

   [ ] INDIVIDUAL
   [ ] JT TEN -- as joint tenants with right of survivorship and not as tenants in common
   [ ] TEN  COM -- as  tenants  in  common
   [ ] OTHER ____________________
   [ ] Uniform Transfers to Minors Act ___________________________________________________
                                                           (custodian)
       Custodian for ___________________ under Uniform Transfers to Minors Act, State of
                        (minor)
       ____________________
             (state)

   [ ] IRA, SEP or KEOGH Account #________________________________________________________

          Note:If the  Subscription  Application  is on behalf of an IRA, SEP or
               KEOGH, the registration  name above must read exactly as does the
               name of the IRA, SEP or KEOGH account.

          Brokerage Firm ______________________________________
          Broker ___________________________
          Broker's Phone No. ________________ Custodian Firm _____________________________
          Mailing Address of Broker or Custodian
          ________________________________________________________________________________
          ________________________________________________________________________________

STOCKHOLDER/CUSTOMER:
CHECK HERE IF YOU ARE A STOCKHOLDER [  ]       CUSTOMER [  ]


I HAVE READ AND RECEIVED A PROSPECTUS, DATED ___________, 200_, AND HEREBY AGREE
TO THE TERMS OF THIS APPLICATION.

Signature of Subscriber  _____________________________________ Date: _____________________


                                       A-2



YOU SHOULD RELY ONLY ON THE INFORMATION  CONTAINED IN THIS DOCUMENT. WE HAVE NOT
AUTHORIZED  ANYONE TO  PROVIDE  YOU WITH  INFORMATION  THAT IS  DIFFERENT.  THIS
DOCUMENT DOES NOT CONSTITUTE AN OFFER TO SELL, OR THE  SOLICITATION  OF AN OFFER
TO BUY, ANY OF THE SECURITIES  OFFERED HEREBY TO ANY PERSON IN ANY  JURISDICTION
IN WHICH THE OFFER OR  SOLICITATION  WOULD BE  UNLAWFUL.  THE AFFAIRS OF NITTANY
FINANCIAL  CORP.  AND  ITS  SUBSIDIARIES  MAY  CHANGE  AFTER  THE  DATE  OF THIS
PROSPECTUS.  DELIVERY OF THIS  DOCUMENT  AND THE SALES OF SHARES MADE  HEREUNDER
DOES NOT MEAN OTHERWISE.


                             NITTANY FINANCIAL CORP.

                                     [LOGO]


                                      UP TO
                                 115,000 SHARES
                                  COMMON STOCK



                              -------------------
                                   PROSPECTUS
                              -------------------








                          DATED _________________, 2004


                      THESE SECURITIES ARE NOT DEPOSITS OR
                         ACCOUNTS AND ARE NOT FEDERALLY
                             INSURED OR GUARANTEED.





                PART II - INFORMATION NOT REQUIRED IN PROSPECTUS

ITEM 24.  INDEMNIFICATION OF OFFICERS AND DIRECTORS.

     Sections 1741 through 1747 of the  Pennsylvania  Business  Corporation  Act
sets forth circumstances under which directors,  officers,  employees and agents
may be insured or indemnified  against  liability  which they may incur in their
capacities as such.

     Provisions regarding indemnification of directors,  officers,  employees or
agents of the Company are contained in Article 10 of the  Company's  Articles of
Incorporation.

     Under a directors' and officers' liability insurance policy,  directors and
officers  of the  Company are insured  against  certain  liabilities,  including
certain liabilities under the Securities Act, as amended.


ITEM 25.          OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION

*        Legal services.............................................$ 45,000
*        Accounting fees............................................  12,000
*        Registration fees .........................................   1,000
*        Postage and Transfer Agent.................................   6,000
*        Printing and engraving.....................................  17,000
*        Blue Sky expenses..........................................   5,000
*        EDGAR expenses.............................................   5,000
*        Miscellaneous..............................................   9,000
                                                                     -------
         TOTAL .....................................................$100,000
                                                                     =======
- ---------------
*        Estimated.

ITEM 26.          RECENT SALES OF UNREGISTERED SECURITIES.

         Not Applicable.



                                      II-1



ITEM 27.          EXHIBITS:

         The  exhibits  filed  as  part of this  Registration  Statement  are as
follows:

     3(i) Amended Articles of Incorporation of Nittany Financial Corp.*

     3(ii) Bylaws of Nittany Financial Corp.*

     4    Specimen Stock Certificate of Nittany Financial Corp.*


     5    Opinion of Malizia Spidi & Fisch, PC

     10.1 Employment  Agreement  between  Nittany  Financial  Corp. and David Z.
          Richards*

     10.2 Nittany Financial Corp. 1998 Stock Option Plan**

     23.1 Consent of Malizia Spidi & Fisch, PC (included in Exhibit 5)

     23.2 Consent of S.R. Snodgrass, A.C.

     99.1 Form  of  Subscription  Agreement  (included  as  Appendix  A  to  the
          prospectus)
_____________
*    Incorporated  by  reference  to the  identically  numbered  exhibit  to the
     registration statement on Form SB-2 (File No. 333-57277) declared effective
     by the Securities and Exchange Commission on July 31, 1998.
**   Incorporated by reference to the identically number exhibit to the December
     31, 1999 Form 10-KSB filed on March 28, 2000.

ITEM 28.  UNDERTAKINGS

     The undersigned registrant hereby undertakes:

     (1) To file,  during any period in which it offers or sells  securities,  a
post-effective amendment to this registration statement to:

          (i)  Include  any  prospectus  required  by  Section  10(a)(3)  of the
Securities Act of 1933 ("Securities Act");

          (ii) Reflect in the prospectus any facts or events which  individually
or  together,   represent  a  fundamental  change  in  the  information  in  the
registration statement.  Notwithstanding the foregoing, any increase or decrease
in volume of securities offered (if the total dollar value of securities offered
would not exceed that which was  registered)  and any deviation  from the low or
high end of the estimated maximum offering range may be reflected in the form of
prospectus  filed  with  the  Commission  pursuant  to Rule  424(b)  if,  in the
aggregate,  the changes in volume and price  represent no more than a 20 percent
change  in  the  maximum  offering  price  set  forth  in  the  "Calculation  of
Registration Fee" table in the effective registration statement.

          (iii) Include any  additional or changed  material  information on the
plan of distribution.

     (2) For  determining  liability  under the Securities  Act, the undersigned
registrant  shall  treat each  post-effective  amendment  as a new  registration
statement of the securities offered,  and the offering of the securities at that
time to be the initial bona fide offering.

     (3) File a post-effective  amendment to remove from registration any of the
securities that remain unsold at the end of the offering.

     (4) Insofar as indemnification for liabilities arising under the Securities
Act may be permitted to directors, officers and controlling persons of the small
business issuer pursuant to the foregoing  provisions,  or otherwise,  the small
business  issuer has been  advised  that in the  opinion of the  Securities  and
Exchange  Commission such  indemnification is against public policy as expressed
in the  Securities  Act, and is  therefore,  unenforceable.  In the event that a
claim for  indemnification  against such liabilities  (other than the payment by
the small business issuer of expenses incurred or paid by a director, officer or
controlling

                                      II-2



person of the small  business  issuer in the  successful  defense of any action,
suit or proceeding) is asserted by such director,  officer or controlling person
in connection with the securities  being  registered,  the small business issuer
will,  unless in the  opinion of its  counsel  the  matter  has been  settled by
controlling  precedent,  submit  to a  court  of  appropriate  jurisdiction  the
question  whether  such  indemnification  by  it is  against  public  policy  as
expressed in the Securities  Act and will be governed by the final  adjudication
of such issue.

     (5) (i) For  determining  any liability under the Securities Act, treat the
information  omitted  from  the  form  of  prospectus  filed  as  part  of  this
registration  statement  in reliance  upon Rule 430A and  contained in a form of
prospectus  filed by the small  business  issuer under Rule 424(b)(1) or (4), or
497(h) under the Securities Act as part of this registration statement as of the
time the Commission declared it effective.

          (ii) For  determining  any liability  under the Securities  Act, treat
each  post-effective  amendment  that  contains  a form of  prospectus  as a new
registration statement for the securities offered in the registration statement,
and that  offering  of the  securities  at that  time as the  initial  bona fide
offering of those securities.




                                      II-3


                                   SIGNATURES

         In accordance with the  requirements of the Securities Act of 1933, the
registrant certifies that it has reasonable grounds to believe that it meets all
of the  requirements  for filing on Form SB-2 and authorized  this  registration
statement  to be signed on its behalf by the  undersigned,  in the city of State
College, Commonwealth of Pennsylvania, on November 29, 2004.

                                         NITTANY FINANCIAL CORP.

                                         /s/ David Z. Richards
                                         ---------------------------------------
                                         David Z. Richards
                                         President, Chief Executive Officer and
                                         Director

         We the undersigned directors and officers of Nittany Financial Corp. do
hereby  severally  constitute  and appoint David Z. Richards our true and lawful
attorney  and  agent,  to do any and all  things  and  acts in our  names in the
capacities  indicated  below and to execute  all  instruments  for us and in our
names in the  capacities  indicated  below which said David Z. Richards may deem
necessary or  advisable to enable  Nittany  Financial  Corp.  to comply with the
Securities Act of 1933, as amended, and any rules,  regulations and requirements
of the Securities and Exchange  Commission,  in connection with the registration
statement  on Form SB-2  relating  to the  offering of Nittany  Financial  Corp.
common stock,  including specifically but not limited to, power and authority to
sign for us or any of us, in our names in the capacities  indicated  below,  the
registration  statement  and any and all  amendments  (including  post-effective
amendments) thereto; and we hereby ratify and confirm all that David Z. Richards
shall do or cause to be done by virtue hereof.

         Pursuant  to the  requirements  of the  Securities  Act of  1933,  this
registration  statement  has been signed below by the  following  persons in the
capacities indicated as of November 29, 2004.


/s/ Samuel J. Malizia               /s/ David Z. Richards
- ---------------------------------   --------------------------------------------
Samuel J. Malizia                   David Z. Richards
Chairman                            President, Chief Executive Officer and
                                    Director
                                    (Principal Executive Officer)


- ---------------------------------   --------------------------------------------
William A. Jaffe                    David K. Goodman, Jr.
Director and Secretary              Director

                                    /s/ Donald J. Musso
- ---------------------------------   --------------------------------------------
J. Garry McShea                     Donald J. Musso
Director                            Director

/s/ D. Michael Taylor               /s/ Gary M. Bradley
- ---------------------------------   --------------------------------------------
D. Michael Taylor                   Gary M. Bradley
Director                            Vice President and Chief Accounting Officer
                                    (Principal Accounting Officer)