Closing Costs in Pennsylvania (2026): What You'll Pay at the Table

What's Included in Pennsylvania Closing Costs

Breakdown on a $288,056 purchase with 6.4% rate

Estimates based on $288,056 purchase. Actual costs vary by lender, county, and loan type.

Closing Costs Calculator — Pennsylvania

Pre-loaded with Pennsylvania's transfer tax rate and median purchase price of $288,056

Pennsylvania Real Estate Transfer Tax

Transfer taxes are calculated on the sale price and paid at closing

Source: Pennsylvania revenue authority

Attorney at Closing: Not Required in Pennsylvania

Estimated Closing Costs by City in Pennsylvania

Based on each city's median price and Pennsylvania's closing cost rates

APR Calculator — True Cost of Your Loan

APR folds in closing costs so you can compare loans with different fee structures. Pre-loaded with Pennsylvania's median loan amount of $230,445 at 6.4%.

Should You Buy Points to Lower Your Rate?

Each point costs 1% of the loan ($2,304) and reduces your rate by roughly 0.25%. This calculator shows your break-even month.

How to Reduce Closing Costs in Pennsylvania

Mortgage Payment Calculator — Pennsylvania

After closing costs, here's what your monthly payment looks like on $288,056 in Pennsylvania

Frequently Asked Questions

What are average closing costs in Pennsylvania?

Closing costs in Pennsylvania average 4.00% of the purchase price. On the state median of $288,056, that's approximately $11,522. Pennsylvania ranks Above average — 2% transfer tax (higher in Philadelphia) is among the steepest in the Northeast nationally. Source: ClosingCorp 2021 / Urban Institute 2025.

Does Pennsylvania have a real estate transfer tax?

Yes. State Realty Transfer Tax: 1% of sale price. Local Realty Transfer Tax: 1% additional (Philadelphia charges 3.278% local, making total 4.278%). Split equally between buyer and seller by default, though negotiable. Total statewide rate = 2%. On a $288,056 home, the transfer tax alone is $5,761.

Is an attorney required to close on a home in Pennsylvania?

No — Pennsylvania does not require an attorney at closing. A title company or escrow officer handles the closing process. You may still choose to hire an attorney for contract review, which is optional.

What is title insurance and how much does it cost in Pennsylvania?

Title insurance protects the lender (and optionally you) against ownership disputes, liens, and title defects discovered after closing. In Pennsylvania, lender's title insurance averages $1,600. Owner's title insurance is separate and typically costs 0.5–1% of the purchase price. Unlike other insurance, it's a one-time premium paid at closing.

Can closing costs be rolled into the mortgage in Pennsylvania?

You cannot roll closing costs into a purchase mortgage — lenders fund only the home's purchase price. However, you can negotiate seller concessions (seller pays your closing costs), use a slightly higher rate in exchange for lender credits, or apply down payment assistance funds toward closing costs. On a $230,445 loan in Pennsylvania, 1 point of lender credit costs about $576/mo extra in payment.

When do I get the Closing Disclosure in Pennsylvania?

Federal law (TRID) requires your lender to provide the Closing Disclosure at least 3 business days before closing. It shows final loan terms, monthly payment, and itemized closing costs. Compare it carefully to your Loan Estimate — lenders are limited in how much certain fees can change between the two documents.

What closing costs are tax-deductible in Pennsylvania?

Most closing costs are not deductible. Exceptions: prepaid mortgage interest (the interest accrued between closing and your first payment), and mortgage points paid to buy down your rate may be deductible in the year paid or amortized over the loan term. Property taxes prepaid at closing are deductible up to the $10,000 SALT cap. Consult a tax professional for Pennsylvania-specific guidance.