What Does It Cost to Sell a Home in an Estate in Pennsylvania? Understanding Fees, Taxes & Timing
Understanding the Financial Side of an Estate Sale
Executors often ask, “How much will it cost to sell the home?”
The answer depends on condition, location, and whether probate is required—but most estate home sales in the Philadelphia suburbs follow predictable patterns.
Here’s what to budget for.
⚖️ 1. Realtor Commission
Standard commissions in Southeastern PA range from 5–6% of the sale price.
Example: For a $450,000 home, that’s $22,500–$27,000.
This fee is paid from closing proceeds, not upfront.
Working with an experienced estate Realtor ensures your commission dollars generate maximum return through strategic marketing and local compliance.
📜 2. Probate & Legal Fees
If the home passes through probate:
Court filing: $350–$500
Attorney support: $2,000–$5,000 (average)
Register of Wills certifications: $10 per copy
Non-probate sales (joint ownership, trust-held) may avoid these entirely.
🏠 3. Repairs, Cleanout, and Maintenance
Basic cleanout: $800–$2,500 depending on contents
Deep cleaning/staging: $300–$1,000
Winterization or lawn care: $200–$500 per month if vacant
We coordinate ReadyHome Solutions vendors who work directly with executors to delay billing until settlement when needed.
💡 4. Township Compliance Fees
Every municipality has its own requirements:
Ambler: Use & Occupancy inspection (~$125)
Cheltenham: Sewer lateral test ($250–$600)
Abington: Smoke & CO certification ($50–$75)
Failing to complete these can delay closing.
💵 5. Estate Taxes & Title Fees
PA Inheritance Tax: 4.5% for children, 12% for siblings (calculated on net estate value)
Title & transfer tax: ~2% combined (split between buyer/seller in most cases)
Title insurance: $1,500–$3,000 depending on property value
💡 Tip: Because estates receive a stepped-up cost basis, capital gains are usually minimal.
How Long Does It Take to Sell an Estate Home?
Most sell in 30–60 days once listed, but total time from probate filing to distribution can span 3–9 months.
Our team works alongside attorneys to compress this timeline wherever possible.
Why Choose The Shaina McAndrews Team
Transparent cost breakdown before listing
Coordination with attorneys and accountants
Vendor access for estate prep
Local expertise in Montco, Bucks, and Philly’s U&O process
“We knew every expense up front. Nothing was hidden. That honesty made a hard situation easier.” — Executor, Lower Gwynedd 2024
Curious what your estate home might sell for—and what it will cost?
👉 Schedule a Consultation
