How Much Does It Cost to Sell a House in Pennsylvania? (2026 Seller Breakdown)

How Much Does It Cost to Sell a House in Pennsylvania? (2026 Seller Breakdown)

Selling a house in Pennsylvania in 2026 typically costs several percent of your sale price once you factor in commission, transfer tax, and closing fees, so understanding these numbers upfront is essential for planning your next move. In Montgomery County and the Greater Philadelphia area, most sellers can estimate their total costs (excluding mortgage payoff) in the rough range of 6–10 percent of the sale price, depending on commission, prep, and credits.

1. Real Estate Commission

In Pennsylvania, sellers usually pay the listing brokerage, which often includes the compensation offered to the buyer’s agent unless you structure it differently in your listing agreement.​

• Commission is typically the largest single selling cost.

• It generally covers pricing strategy, professional marketing, photography, MLS exposure, showings, negotiation, contract management, and transaction coordination.​

• Statewide data suggests average total agent fees are in the mid‑5 percent range of the sale price, though your actual rate depends on your specific agreement.

A strong pricing and marketing strategy often protects far more value than the cost of the commission itself by reducing underpricing, slow market time, and weak negotiation outcomes.​

2. Transfer Taxes in Pennsylvania

Pennsylvania charges a state realty transfer tax of 1 percent of the property value. Counties and municipalities (or school districts) can add their own local transfer taxes on top of that.

• In many areas outside big cities, the combined transfer tax is commonly 2 percent total (1 percent state, 1 percent local), often split between buyer and seller by contract.

• Montgomery County’s own transfer tax page lists a 2 percent realty transfer tax rate in total for many transactions within the county, with details based on exact location and any local ordinances.​

Purchase agreements typically call for this tax to be split, but who pays what is negotiable. This is one of the most significant closing costs for both sides.

3. Title and Closing Fees

Depending on your contract and local custom, sellers may pay some title and settlement-related expenses.

These can include:

• Title service or settlement fees (charged by the title/settlement company).

• Owner’s title policy in some negotiated scenarios.

• Recording fees for the deed and related documents.

• Municipal lien letters and payoff verifications.

• Use and Occupancy (U&O) inspection fees and certificates in municipalities that require them.

Requirements are township‑specific. Some boroughs require detailed U&O inspections (including sidewalks or sewer laterals), which can add both inspection fees and any mandated repair costs.

4. Mortgage Payoff

If you still have a loan, your payoff is a major line item but not technically a “closing cost”—it comes out of your proceeds at settlement.

Your payoff usually includes:

• Remaining principal balance.

• Accrued interest up to the payoff date.

• Any lender fees or prepayment penalties if applicable.​

Your title or settlement company will request an official payoff statement from your lender to calculate this exactly.

5. Repairs or Buyer Credits

Inspection outcomes often lead to repair negotiations or seller credits.

You may:

• Complete agreed‑upon repairs before closing.

• Offer a credit toward the buyer’s closing costs or price reduction instead of doing the work yourself.

• Renegotiate price if significant issues are uncovered.

Strategic preparation and pre‑listing inspections in some cases can reduce surprise repair requests and help keep these costs under control.

6. Staging and Preparation Costs

Optional but often high‑ROI costs may include:

• Professional deep cleaning.

• Paint touch‑ups or full neutral repainting.

• Landscaping and curb appeal improvements.

• Minor repairs and cosmetic updates.

• Professional staging or partial staging.

Industry data shows staging and cosmetic prep can shorten days on market and boost perceived value, often more than covering their cost in the sale price.

How Total Seller Costs Typically Add Up

Recent 2026 estimates for Pennsylvania suggest:

• Average seller closing costs (transfer tax, title/settlement fees, etc.) are about 5.3 percent of the sale price on average.

• On top of this, real estate commission is often another 5–6 percent, though your negotiated rate may differ.

That means many sellers should plan for roughly 6–10 percent of the sale price in total selling costs, before mortgage payoff and optional prep, with the exact number depending on:

• The commission structure you choose.

• Local transfer tax rate for your specific municipality.

• Title/settlement fees and municipal requirements.

• How much you spend on preparation and repairs, and any credits you grant.

Example Seller Net Scenario (Simple Framework)

Think of it this way:

1. Start with:
   Sale Price

2. Subtract:

• Commission

• Transfer tax (your share)

• Title and closing fees

• Mortgage payoff

• Agreed buyer credits or repairs

3. Result:
   Estimated net proceeds you walk away with

Online calculators using current Pennsylvania averages can help approximate your total costs and net based on your price point.

Want to Know Your Estimated Net Proceeds?

Start by estimating your likely sale price.

👉 Get Your Instant Home Value Here

👉Then schedule a seller strategy consultation

You can review:

• Estimated sale price range.

• Commission structure options.

• Specific transfer tax for your municipality.

• Title and closing fees for your scenario.

• Projected net proceeds and timing options.

Frequently Asked Questions

Do sellers always pay both agents?
Typically, the seller pays the listing brokerage, which usually offers compensation to the buyer’s agent, but commission structure is negotiable and can vary by agreement.​

How much is Pennsylvania transfer tax?
The state portion is 1 percent, with additional local taxes often bringing the total to around 2 percent in many areas, usually split between buyer and seller unless negotiated otherwise.

Are closing costs negotiable?
Some individual items (credits, certain fees, who pays which portions) can be negotiated in the agreement of sale, but taxes and government‑set fees themselves are fixed.

Will I know my exact net before listing?
You can estimate very closely using your current loan payoff, expected price range, and known tax/fee structures; final numbers are confirmed once you have a signed contract and official payoff statements.