Closing costs in Pennsylvania
What a buyer or seller pays at the closing table in Pennsylvania — the real transfer-tax rate, recording fees, title-insurance method and attorney rules, plus a calculator that uses Pennsylvania's actual rates.
- Transfer tax
- 1%
- customarily split-paid
- Recording fee (deed)
- ~$100
- a flat fee per document
- Title insurance
- promulgated
- ~$5.70 / $1,000
- Attorney at closing
- Not required
How closing costs work in Pennsylvania
The biggest closing-cost variable in Pennsylvania is the real-estate transfer tax, which here is 1% and is customarily split-paid. Pennsylvania charges a 1% state Realty Transfer Tax, and almost every municipality and school district adds a local 1% (so 2% total is typical, and Philadelphia and Pittsburgh are higher). By long-standing custom buyer and seller split the tax 50/50, though it's negotiable. Philadelphia's combined rate is about 4.278%.
On a $400,000 home, the state-level transfer tax works out to roughly $4,000 , before any county or city add-ons. County recording fees are a flat fee per document and run around $100 for the deed.
For title insurance, Pennsylvania title-insurance premiums are promulgated — set by the state and identical at every company, so you can't shop the premium itself. Pennsylvania does not require an attorney at closing — a title or escrow company typically handles settlement, though you can hire an attorney if you want one. Lenders here typically charge $1,500–$3,200 in origination and processing fees, and 2 months of property-tax escrow is commonly collected at closing.
Statute: 72 P.S. § 8101-C (Realty Transfer Tax Act). Official source ↗
Pennsylvania closing cost calculator
Pre-set to Pennsylvania. Adjust your price, down payment and loan type.
Estimated closing costs
$11,610
≈ 2.9% of the home price · excludes your down payment
Cash to close
$91,610
incl. down payment
Line-by-line breakdown
Counties in Pennsylvania
County and city taxes can change the total significantly. Open a county for its precise rate.
Frequently asked questions
How much are closing costs in Pennsylvania?
In Pennsylvania, buyer closing costs typically run about 2%–5% of the purchase price. The state-specific pieces are the transfer tax (1%, customarily split-paid), county recording fees (a flat fee per document, around $100), and title insurance. Pennsylvania does not require an attorney at closing. Use the calculator above for your price.
What is the transfer tax in Pennsylvania?
Pennsylvania's real-estate transfer tax is 1% and is customarily split-paid. Pennsylvania charges a 1% state Realty Transfer Tax, and almost every municipality and school district adds a local 1% (so 2% total is typical, and Philadelphia and Pittsburgh are higher). By long-standing custom buyer and seller split the tax 50/50, though it's negotiable. Philadelphia's combined rate is about 4.278%.
Who pays closing costs in Pennsylvania?
Both buyer and seller pay different items. The transfer tax in Pennsylvania is customarily split-paid. Buyers generally cover lender fees, the appraisal, lender's title insurance and prepaids; sellers generally cover the agent commission and, in most states, the bulk of the transfer tax. Everything is negotiable in the contract.
Do I need an attorney to close in Pennsylvania?
No. Pennsylvania does not require an attorney at closing; a title or escrow company typically handles settlement. You may still choose to hire one.
Other states
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