What Closing Costs Do Sellers Pay in Pennsylvania? (2026 Guide)
In a typical 2026 Montgomery County sale, many sellers see around 7–8% of the sale price go to commission and closing costs (plus any repairs/credits), with the biggest line items being agent fees and Pennsylvania’s 2% transfer tax. What really matters is your net, not just your contract price.
1. Real Estate Commission
Commission is usually the largest seller expense. In Pennsylvania:
Total agent commission commonly runs around 5–6% of the sale price, paid by the seller and split between listing and buyer’s agents.
This typically covers marketing, showings, negotiation, contract management, and coordination through inspection, appraisal, and closing.
You’ll see the exact rate and structure in your listing agreement, and it’s paid from your proceeds only if the home actually closes in most standard contracts.
2. Pennsylvania Transfer Tax
Pennsylvania real estate transfer tax is generally 2% of the sale price in most suburbs:
1% to the state.
1% to the local municipality/school district, though some towns can be higher.
Customarily:
Buyer and seller split the total 2%, so sellers often pay 1% of the sale price—but this is negotiable and set in the Agreement of Sale.
On a 600,000 dollar sale, that typical seller portion is about 6,000 dollars, if split evenly.
Your exact rate may differ slightly by township, so always verify the local piece with your agent or title company.
3. Title-Related & Settlement Fees
Typical seller‑side title/settlement costs include:
Deed preparation and recording fees.
Title search and related processing.
Seller’s share of settlement/closing fees.
Statewide estimates put seller title and recording‑type fees around 0.3–0.5% of the sale price, or roughly 1,000–2,000 dollars for many transactions. In some deals the buyer pays owner’s title insurance; in others it’s negotiated, so your net sheet should reflect your specific contract.
4. Mortgage Payoff (and Other Liens)
If you have an existing mortgage or home equity line:
The remaining principal balance, plus a few days of accrued interest, is paid off at closing.
Any prepayment penalty (rare on standard owner‑occupied loans) would also be collected then.
Other liens (judgments, HOA liens, etc.) must be satisfied from your proceeds before you receive your net.
This payoff is often the single largest reduction from your sale proceeds, so it’s crucial to get an updated payoff estimate early.
5. Prorated Property Taxes
Property taxes are usually prorated between buyer and seller based on the closing date:
If taxes are paid ahead, you’ll often be reimbursed for the unused portion.
If taxes are paid in arrears, you may owe a credit to the buyer for your share of the year.
In Pennsylvania, typical prorated amounts show up as line items on the closing disclosure; they depend on your actual township rate, due dates, and closing date.
6. HOA/Condo Fees and Resale Costs (If Applicable)
If you’re in an HOA or condo community, expect possible:
Resale certificate / estoppel fees.
HOA transfer fees or capital contributions, depending on the community.
Payoff of any outstanding dues or violations.
These fees and who pays them are often governed by association documents and local custom, but they are an important part of your closing‑cost picture.
7. Repairs, Credits, and Seller Assist
After inspections, you might agree to:
Repairs prior to closing.
Credits in lieu of repairs.
Seller assist (helping cover part of the buyer’s closing costs).
Any credits or seller assist directly reduce your net, even though they’re not labeled “fees.” In many transactions, these negotiation items can equal 1–2% of the sale price if you offer a substantial assist or accept repair credits.
Other Costs Sellers Often Forget
Separate from formal “closing costs,” many Montgomery County sellers also spend on:
Moving expenses and storage.
Cleaning services and junk removal.
Staging or light prep (paint, landscaping, handyman work).
Utility overlap if you own two homes briefly.
These don’t show on your closing disclosure as line‑item fees, but they absolutely affect your real‑world net.
Rough Closing Cost Ranges (Illustrative Only)
Statewide 2026 data suggests Pennsylvania sellers pay on average:
About 5.3–5.4% of the sale price in closing costs (transfer tax, title/recording, buyer incentives, etc.).
Plus around 5.4–5.8% in agent commissions on average.
That’s why many estimates say total seller costs often land near 7–8% or more once you include commission, transfer tax, title fees, and typical concessions—before repairs and mortgage payoff.
For a 600,000 dollar sale, a simplified example might look like:
Commission (say 5.5%): 33,000.
Seller share of 2% transfer tax (1%): 6,000.
Title/settlement/recording: 1,500–2,000.
Possible credits/assist (if any): variable.
Plus mortgage payoff and prorations.
Your net = sale price – (commission + transfer tax + closing costs + credits) – mortgage payoff.
Want a Net Proceeds Estimate for Your Home?
Generic calculators can only estimate. A precise Montgomery County net sheet should use:
Your expected price range for your specific neighborhood.
Actual local transfer tax rate.
Your current mortgage payoff and any liens.
Realistic prep and credit assumptions.
👉 Then schedule your seller strategy call
You can walk through:
Estimated sale price.
Itemized closing costs for your township.
Mortgage payoff and projected net proceeds.
How different price and credit scenarios change what you walk away with.
