Pennsylvania Closing Costs for Sellers in 2026: Transfer Tax, Fees, and Real Numbers

If you’re selling a house in Pennsylvania, the line item that surprises people at the closing table is almost always the realty transfer tax. Commission and the mortgage payoff are expected. A tax that can run from 2% to more than 4.5% of the sale price usually isn’t.

This guide breaks down what a Pennsylvania seller actually pays, with the rates as published by the state and the City of Philadelphia as of October 2026.

Realty transfer tax: the big one

Pennsylvania charges a 1% state realty transfer tax on the value of the property transferred. Most municipalities and school districts add their own local transfer tax on top, and 1% local is common, which is why you’ll often hear “2% total” quoted for the state.

Philadelphia is the outlier. The city rate is 3.578%, so the combined rate is 4.578% (3.578% city + 1% Commonwealth).

State law makes the buyer and seller jointly liable for the tax. Who actually pays what is set by your agreement of sale, and splitting it between buyer and seller is common, so read that clause before you assume.

What that looks like on a $250,000 sale

Outside Philadelphia, at a 2% combined rate: $5,000 total. Split evenly, that’s $2,500 for the seller.
Philadelphia, at 4.578%: $11,445 total. Split evenly, $5,722.50 for the seller.

Same house, same price, and the Philadelphia seller can owe more than twice as much in transfer tax. If you’re pricing a deal or making an offer in the city, that difference belongs in your numbers.

The other seller costs

Agent commission. Negotiable, and the largest cost on most listed sales.
Mortgage payoff. Your remaining balance plus interest through the payoff date.
Prorated property taxes. Pennsylvania taxes are settled at closing based on how much of the tax year each party owns the home.
Deed preparation and recording-related fees. Usually modest, handled by the title company.
Municipal resale or use-and-occupancy certificates. Many Pennsylvania municipalities require an inspection or certificate before a sale can close. Fees and repair requirements vary by town.

Why investors care

For a flipper or a buy-and-hold investor, the transfer tax hits twice: once when you buy and again when you sell. On a quick flip in Philadelphia, that’s potentially more than 9% of value in transfer tax across two transactions if you’re on the hook for both sides. That’s the kind of cost that turns a “good deal” into a break-even one when it’s left out of the spreadsheet.

Run your numbers

Use our free closing cost calculator to estimate your costs before you list or make an offer, and the deal analyzer if you’re working an investment property.

Sources

Rates checked October 7, 2026. This is general information, not tax or legal advice. Confirm your exact figures with your title company.