Quick answer: The biggest Pennsylvania specific cost is the realty transfer tax. In most Western PA towns it is 2% of the price (1% state plus 1% local), and buyer and seller usually split it 50/50. Inside the City of Pittsburgh it is 5% total. Then add commission, your share of taxes, any municipal inspection, and repair credits.
Sellers in Beaver, Butler, and Allegheny County ask the same thing every time. “What am I actually walking away with?” Let’s run it.
What is the realty transfer tax in Pennsylvania?
It is a tax paid when the deed gets recorded. The state takes 1%. The local municipality and school district usually add 1% more. Some towns charge more than that.
- Most of Beaver, Butler, and Lawrence County: typically 2% total
- City of Pittsburgh: 5% total (1% state, 3% city, 1% school district)
- Some Allegheny County suburbs: can be higher than 2%. Check the exact municipality.
Who pays transfer tax in PA, buyer or seller?
By custom, it is split 50/50. But it is negotiable. In a slower market, buyers sometimes ask the seller to cover more of it. On a $300,000 house in a 2% town, the total tax is $6,000 and each side pays $3,000. In Pittsburgh city, that same house carries $15,000 in transfer tax. That is real money. Know it before you price.
What other closing costs do sellers pay in Western PA?
- Commission: Negotiable. Get the full plan and fee in writing.
- Deed prep and settlement fees: Usually a few hundred dollars.
- Municipal resale or occupancy inspection: Many towns in Allegheny County and some in Beaver County require one before you can sell. If they find code issues, you may have to fix them or escrow money.
- Property tax proration: In PA you often prepay taxes, so you may get a credit back from the buyer at closing.
- Final water, sewer, and garbage bills
- Mortgage payoff
Good news. In Western PA the buyer usually pays for title insurance, not the seller.
What does it cost to sell a $250,000 home in Beaver County? (Example)
- Seller’s half of 2% transfer tax: $2,500
- Deed prep and settlement fees: about $500
- Municipal resale inspection: about $100 to $250 if your town requires it
- Repair credit after inspection: maybe $2,000
- Plus commission and your payoff, minus any tax credit you get back
Every deal is different. That is why we build you a net sheet before we list.
How do I keep more money when I sell?
- Check if your town needs a resale inspection and order it early. Surprises at the end kill closings.
- Get a radon test before you list. Western PA buyers test for it almost every time. Read our radon and mine subsidence guide.
- Fix small stuff before photos. Small stuff turns into big credits.
- Price it right week one. Our sellers who do this almost always net more.
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FAQ: Selling costs in PA
Is the transfer tax the same everywhere in PA?
No. The state part is 1% everywhere. The local part changes by town and school district.
Do I need a lawyer to sell a house in Pennsylvania?
No, it is not required. Most deals close through a title company. Some sellers hire one for estates or tricky situations.
Are there transfer tax exemptions?
Yes, for certain family transfers and a few other cases. Talk to your title company or attorney.
Bottom line
Know your transfer tax, your town’s rules, and your net before the sign goes in the yard. Get your home value here or call or text our Pennsylvania team at 724.302.3115.