Pennsylvania Closing Costs (2026)
Last updated: March 2026
Typical closing costs
$5,000–$16,000
Median home price
$290,000
Pennsylvania imposes a realty transfer tax at both the state (1%) and local (typically 1%) levels, for a standard combined rate of 2% — split equally between buyer and seller. However, rates vary dramatically by municipality: Philadelphia's combined rate is 4.578% (as of July 2025), Pittsburgh's is 5%, and some rural areas are as low as 1.5%. Pennsylvania is not technically an attorney state, but attorneys are commonly used. Title insurance rates are file-and-use and follow PTIRB (Pennsylvania Title Insurance Rating Bureau) schedules.
Already have your Closing Disclosure?
Find overcharges and get a negotiation email in 60 seconds. Most Pennsylvaniabuyers save $1,500–$3,000.
Pennsylvania closing cost breakdown
Typical ranges for a home purchase in Pennsylvania. Exact amounts depend on purchase price, county, and lender.
| Fee |
|---|
| State realty transfer tax (1%) |
| Local realty transfer tax (typically 1%) |
| Philadelphia city transfer tax (3.578%) |
| Owner's title insurance (PTIRB rate) |
| Lender's title insurance (simultaneous issue) |
| Deed preparation fee |
| Recording fees |
| Settlement/closing fee |
| Lender origination fee |
| Attorney fee (if used) |
Pennsylvania transfer taxes are the largest variable in closing costs and differ significantly by municipality. Always verify the combined state + local rate for the specific property address before estimating total costs.
Pennsylvania fee-by-fee benchmarks
Origination Fee
Negotiable · Section A
Processing Fee
Negotiable · Section A
Underwriting Fee
Negotiable · Section A
Title Insurance
Negotiable · Section C
Appraisal Fee
Non-negotiable · Section B
Recording Fee
Non-negotiable · Section E
Transfer Tax
Non-negotiable · Section E
Attorney Fee
Negotiable · Section C
Courier Fee
Negotiable · Section H
Credit Report Fee
Non-negotiable · Section B
Flood Certification Fee
Non-negotiable · Section B
Tax Service Fee
Non-negotiable · Section B
Wire Transfer Fee
Negotiable · Section H
Document Preparation Fee
Negotiable · Section A
Are any of these fees overpriced on your CD?
Upload your Closing Disclosure and every line item is audited against Pennsylvania benchmarks — in 60 seconds.
From $29 · Results in 60 seconds
What Pennsylvania buyers need to know
Pennsylvania transfer taxes vary dramatically by municipality — always verify the combined rate for the specific property before estimating costs. The standard combined rate is 2% (1% state + 1% local, split 50/50 between buyer and seller). But Philadelphia charges a combined 4.578% (1% state + 3.578% city, effective July 2025 — up from 3.278% previously). Pittsburgh charges 5% total (1% state + 4% city). Reading also charges 5% total. On a $290,000 Philadelphia purchase, transfer taxes alone run $13,276 — split means the buyer pays $6,638.
Pennsylvania does not require attorneys at closing — title companies and settlement agents handle most closings. However, attorney involvement is common and practical given the complexity of PA transfer taxes and the need to verify municipality-level rates. PA attorney fees typically run $1,200–$3,000 flat for residential transactions.
Title insurance in Pennsylvania uses a PTIRB (Pennsylvania Title Insurance Rating Bureau) tiered rate schedule. At the state median of ~$290,000, the owner's policy runs approximately $2,000–$2,100. PA also offers a 10% reissue rate discount if the property was previously insured with an owner's title policy within the last 10 years — always request this discount if applicable.
Pennsylvania transfer tax exemptions include transfers between immediate family members (spouses, parents/children, grandparents/grandchildren, siblings), inheritance transfers, transfers to government entities, and living trust transfers. Note: if an exempt grantee re-transfers the property within one year, the full tax is assessed. Confirm exemption eligibility with your settlement agent before closing.
Recording fees in Pennsylvania vary significantly by county. Philadelphia County charges $277.75 for deed recording and $247.75 for mortgage recording (effective July 2025). Allegheny County (Pittsburgh) charges a flat $181.75 regardless of page count. Rural counties typically run $100–$175 for a deed. A complete Philadelphia closing (deed + mortgage) records for approximately $525+.
Pennsylvania closing cost questions
How much are closing costs in Pennsylvania?
Pennsylvania buyer closing costs typically run $5,000–$16,000, depending heavily on the municipality's transfer tax rate. In most of PA, the combined transfer tax is 2% (split equally, so 1% per side). In Philadelphia it's 4.578% total (2.289% per side), and in Pittsburgh it's 5% total (2.5% per side). On top of transfer taxes, buyers pay title insurance, lender fees, recording fees, and often attorney fees.
What are Pennsylvania transfer taxes?
PA has a state realty transfer tax of 1% of the purchase price, plus a local transfer tax — typically 1% (0.5% to the municipality, 0.5% to the school district) for a standard combined rate of 2%. However, Philadelphia charges 3.578% city tax (effective July 2025, up from 3.278%), making the total 4.578%. Pittsburgh and Reading charge 4% local, totaling 5%. The taxes are customarily split 50/50 between buyer and seller but this is negotiable by contract.
Does Pennsylvania require an attorney at closing?
No. Pennsylvania is not an attorney state — title companies and settlement agents conduct most closings. However, attorneys are commonly used for residential transactions given the complexity of PA transfer tax calculations (rates vary by borough, township, and school district). PA attorney fees typically run $1,200–$3,000 flat.
What is Philadelphia's transfer tax rate?
Philadelphia's combined realty transfer tax is 4.578% of the purchase price as of July 1, 2025 — 1% state plus 3.578% city. This is customarily split equally (2.289% per side). On a $400,000 Philadelphia purchase, the total transfer tax is $18,312, with buyer and seller each paying $9,156. This is among the highest combined transfer tax rates of any major US city.
Are there Pennsylvania transfer tax exemptions?
Yes. PA transfer tax exemptions include: transfers between immediate family members (spouses, parents/children, grandparents/grandchildren, siblings), transfers by inheritance, transfers to government entities, and transfers to a revocable living trust when the grantor is the beneficiary. If an exempt grantee re-transfers the property within one year, the full tax becomes due. Confirm exemption eligibility with your settlement agent.
What is the PA title insurance reissue rate?
Pennsylvania offers a 10% discount on title insurance premiums when the property was previously insured with an owner's title policy within the last 10 years. On a $290,000 purchase with a premium of approximately $2,050, the reissue discount saves about $205. Always ask your settlement agent whether the prior owner had an owner's title policy — the savings are modest but easy to capture.
How Pennsylvania closing costs compare
Pennsylvania ranks among the top 10 most expensive closing-cost states nationally, driven by transfer taxes in its urban markets. A $290,000 purchase in suburban Philadelphia (where the combined rate is 4.578%) costs far more in transfer taxes than an equivalent purchase in Texas (zero transfer tax) or Florida (0.7% deed stamp). Outside Philadelphia and Pittsburgh, PA costs are closer to the national average.
Within Pennsylvania, the gap between Philadelphia and rural counties is dramatic. A $290,000 purchase in Pittsburgh involves about $14,500 in transfer taxes (5% total) split equally — $7,250 each. The same purchase in Lancaster involves about $5,800 in transfer taxes (2% total, split) — $2,900 each. Transfer taxes are the dominant variable in PA closing cost comparisons.
Compared to neighboring states: New Jersey has similarly high costs driven by property taxes and RTF. Maryland and Delaware both have transfer taxes but generally lower rates than Philadelphia/Pittsburgh. Ohio, to the west, has a much lower conveyance fee ($1–$4/$1,000) and is significantly cheaper to close in for equivalent home prices.
First-time homebuyer closing costs in Pennsylvania
PHFA (Pennsylvania Housing Finance Agency) offers mortgage programs for first-time buyers including the HFA Preferred and Keystone Home Loan programs. PHFA also offers the Keystone Advantage Assistance loan — up to 4% of the purchase price (max $6,000) toward down payment and closing costs as an interest-free second mortgage repaid over 10 years.
The Pennsylvania transfer tax exemption for first-time buyers is limited — there is no general first-time buyer exemption at the state level. However, some municipalities offer local programs. Pittsburgh and Philadelphia both have homebuyer assistance programs that can offset some closing costs for income-qualifying buyers.
Transfer taxes are negotiable by contract in Pennsylvania — the 50/50 split is custom, not law. In a buyer's market or for first-time buyers, you can negotiate for the seller to pay a larger share or all of the transfer tax. This is especially valuable in high-tax municipalities like Philadelphia where the combined rate is 4.578%.
The PA reissue rate title discount (10% off) is available if the property had a prior owner's title policy within 10 years. On a $290,000 purchase, that's roughly $200 in savings — small but worth requesting. Ask your settlement agent whether the prior owner had title insurance.
Closing costs in nearby states
Related guides
You have 3 days to review your Closing Disclosure.
Federal law gives you 72 hours to push back before you sign. Every fee is cross-referenced against Pennsylvania benchmarks and the negotiation email is drafted for you.
Most Pennsylvaniabuyers find $1,500–$3,000 in negotiable fees.
From $29· Results in 60 seconds