Pennsylvania closing cost calculator

The September 2026 reading for a typical Pennsylvania home is $287,078, taken from the Zillow Home Value Index Use $287,000 as the rounded figure, with $57,400 down and $229,600 borrowed; at closing, the buyer pays $7,753, about 2.7% of the price. Cash to close means the total cash due on closing day: your down payment and all closing costs. The total in this example is $65,153.

Costs rise as the price increases. With 20% down, buyers in Pennsylvania's cheaper third face $5,213 in charges; those homes usually sit around $157,257. The buyer pays $12,819 for homes in the pricier third, which typically cost $509,902.

Pennsylvania sits at the costly end of the list. With 20% down on a $400,000 home, the buyer pays $9,966 here. Pennsylvania is $2,116 above the $7,850 median for all 50 states plus DC. Once you own the property, its median annual property tax bill is $3,311. US Census data puts that at roughly 1.3% of a typical home's value.

An attorney is not normally required for a Pennsylvania closing, although some nearby states require one. A Pennsylvania law firm says legal counsel can help when a deal becomes complicated. The calculator shows how each line changes when you enter your own price and down payment.

Each time ownership of a property changes, a realty transfer tax is charged based on a percentage of the sale price. The buyer owes $1,435 and the seller owes $1,435 under the 1% state rate for the $287,000 home. The Pennsylvania Department of Revenue explains that custom calls for each side to pay half the tax.

Under state law, both parties remain responsible for the entire tax. When one party fails to pay, the other may receive a bill for the full amount. This is why the agreement specifies the split rather than leaving it unsettled.

When the deed is recorded, the county Recorder of Deeds collects the state tax, often along with a local transfer tax. In Montgomery County, 2 separate checks are required: one covers the recording fee, while the other covers the transfer tax, according to the county's recording fee schedule.

A small number of transfers are subject to no tax whatsoever. Examples include transfers to government bodies, sales between relatives and transfers between religious groups.

In the 2 largest cities, local taxes apply in addition to the 1% state tax.

Philadelphia increased its rate from 3.278% to 3.578%, while its deed recording fee also rose to $277.75. Both changes were announced by the City of Philadelphia and became effective 1 July 2025.

Without any local tax, the state tax remains high when compared with other states across the country. A $400,000 sale produces $4,000 in state tax. That puts Pennsylvania 5th among the 36 states plus DC that levy such a tax. For the same $287,000 home, buyer costs change by state: Delaware $10,510, Maryland $6,143, New Jersey $6,188, New York $8,484, Ohio $6,211 and West Virginia $6,197. The differences occur because transfer taxes, title rates and recording fees are set by each state.

For a home in the City of Pittsburgh, the answer is yes. The municipality and school district together charge an extra 4% of the price, which is added to the 1% state tax. How this works is explained by the Real Estate office at Allegheny County

Allegheny County requires a Statement of Value (REV-183) if the deed shows no price or if you claim certain exemptions.

You may not need that form when transferring a home to a family member, but the deed must describe the family relationship and state that the transfer is exempt as familial.

You buy an owner's title policy once as insurance; it covers you if somebody later appears with a claim against your home. The calculator lists $1,205 for the $287,000 example. The $1,205 amount uses a nationwide estimate based on 0.42% of the price, not a Pennsylvania rate, because the calculator has no Pennsylvania rate table.

The state monitors these costs. Before taking effect, any rate change proposed by an insurer must be filed with the state Insurance Department. During the first 6 months, the Pennsylvania Insurance Department says its 2025 rate review lowered consumer title insurance premiums by $103.6 million.

Excluding commission and the mortgage payoff, the seller in the $287,000 example has only one charge: half the realty transfer tax, which is $1,435. Seller costs total $2,000 at a price of $400,000, while the state median is $440. This puts a Pennsylvania seller $1,560 above the typical seller.

The commission rate you agree to pay determines the commission. Nationally, Redfin says a buyer's agent receives an average commission equal to 2.42% of the sale amount. You need to enter a rate before commission gets added. Now enter the price and the rate you agreed on. Your balance will show after every Pennsylvania charge comes out.