Pennsylvania seller closing costs
| State transfer tax | 1% of consideration |
| Local and county taxes | Most municipalities/school districts add ~1% (Philadelphia total 4.578% = 3.578% city + 1% state, eff 7/1/2025; Pittsburgh & Reading 5% = 4% local + 1% state) |
| Who customarily pays | split 50/50 by custom, negotiable; both parties jointly/severally liable |
| Owner's title policy customarily paid by | buyer |
| Attorney at closing | Not customary (title or escrow) |
| Typical recording fee | ~$250-$350 deed recording; varies by county |
| Notes | Seller pays ~half of combined 2% (or more in Philly/Pittsburgh) |
How this works
Net proceeds are the sale price minus everything that comes out of it at closing: loan payoffs, commissions, the seller’s share of transfer taxes, concessions, title and settlement fees, recording and HOA fees, repairs, a home warranty and anything else you add. The effective cost percentage leaves out the loan payoffs, since those are the seller’s own debt rather than a cost of selling.
Property taxes are prorated on a calendar year: the seller owns the home through the day before closing and is charged that share of the year’s taxes. Some places bill in arrears or on a fiscal year, so adjust if yours does. Transfer tax defaults come from our state research, and where a state uses tiers, the calculator applies them to your price.
The second column recomputes everything at a higher price, 2% by default, to show what competing offers can mean: the extra money to the seller after costs, and the extra gross commission. On deadline day, an offer round is how you find that number.
Questions
Who pays the transfer tax when selling a home in Pennsylvania?
Split 50/50 by custom, negotiable; both parties jointly/severally liable. Who pays can be negotiated in the contract.
How much is the real estate transfer tax in Pennsylvania?
1% of consideration. Most municipalities/school districts add ~1% (Philadelphia total 4.578% = 3.578% city + 1% state, eff 7/1/2025; Pittsburgh & Reading 5% = 4% local + 1% state). On a $400,000 sale that works out to about $4,000 for the seller.
Do you need an attorney to close on a home sale in Pennsylvania?
Closings in Pennsylvania are customarily handled by title or escrow companies, though either party can hire an attorney. This reflects local custom, not a legal ruling; confirm with your title company or a local attorney.
Sources
- www.pa.gov/agencies/revenue/resources/tax-types-and-information/realty-transfer-
- www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-