| Transfer tax | Realty transfer tax 1% state plus usually 1% local, for a combined 2%. |
|---|---|
| Usually paid by | Split 50/50 (customary) |
| Attorney at closing | Not required |
| Recording | Recording fees are set by the county recorder of deeds, typically a flat fee per document. |
What drives your total
Lender fees, title insurance, prepaid taxes and insurance, and any points you buy move the number most. On a $400,000 purchase, 2–5% means roughly $8,000–$20,000 at the table, your Loan Estimate itemizes every dollar three business days before closing.
Ways to reduce cash to close
- Seller credits (negotiated in the contract, program limits apply)
- Lender credits in exchange for a slightly higher rate
- Down payment assistance programs where available
- Closing on time, per-diem interest accrues daily
Sources: Tax Foundation 2026 (2024 ACS); PA Dept. of Revenue. Figures are typical ranges, not quotes.
FAQ
How much are closing costs in Pennsylvania?
Buyer closing costs in Pennsylvania typically run 2–5% of the purchase price. State-specific items include: Realty transfer tax 1% state plus usually 1% local, for a combined 2%.
Who pays transfer tax in Pennsylvania?
Customarily the split 50/50 (customary) pays the transfer tax in Pennsylvania, though it is negotiable in the contract.
Does Pennsylvania require an attorney at closing?
No, Pennsylvania does not require an attorney at closing, though title insurance is still standard.