Pennsylvania seller net sheet calculator

Pennsylvania’s transfer tax is 1% to the state plus a local tax that is commonly another 1%, about 2% in total, and buyer and seller customarily split it. In Philadelphia the total is 4.578%.

Pennsylvania’s rules checked September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

County or city

Pennsylvania: Realty transfer tax: 1% of the price, plus a typical 1% local tax, usually paid by the buyer and seller together. Owner’s title is usually paid by the buyer.

Sale price

$

Mortgage payoff

$

Commissions

Listing agent

Buyer’s agent

Estimated net to seller $121,307

43%keeps

Sale price$280,000
Commissions−$15,400
- Listing agent commission (3%)est.−$8,400
- Buyer’s agent compensation (2.5%)est.−$7,000
Loans and liens−$140,000
- Mortgage payoff−$140,000
Title and closing−$700
- Settlement or escrow feeest.−$600
- Recording and release feesest.−$100
Taxes−$2,593
- Realty transfer tax (half)−$2,800
- Property tax credit (prorated)est.+$207
Net to seller$121,307

An estimate, not a closing statement. The title or escrow company and your lender provide the final figures, and the loan payoff comes from the lender's payoff statement. Commissions are negotiable.

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A Pennsylvania sale, worked out

The calculator opens on $280,000, about the median value of an owner-occupied home in Pennsylvania ($277,600, 2024 Census estimate), with a $140,000 mortgage payoff as an example. Commissions are whatever the seller agrees, so they’re left out here.

Before commissions and the payoff, the seller’s costs come to about $3,293, or 1.18% of the price, for a closing on December 5, 2026. Pennsylvania’s transfer tax on a $400,000 sale is the 2nd highest of the 35 states and DC that have one.

Seller’s costs on $280,000, before commissions and the payoff
Settlement or escrow feeest.	−$600
Recording and release feesest.	−$100
Realty transfer tax (half)	−$2,800
Property tax credit (prorated)est.	+$207
Total	−$3,293

A “+” is a credit to the seller: taxes the seller already paid for days after closing.

The realty transfer tax and title at other prices

Realty transfer tax is 1% of the price, plus a typical 1% local tax, usually paid by the buyer and seller together. The owner’s policy below is an estimate; your title company’s quote will differ. The buyer usually pays for it here, so it isn’t in the seller’s costs above.

Sale price	Whole realty transfer tax	Seller usually pays	Owner’s title policy
$250,000	$5,000	$2,500	$875est.
$500,000	$10,000	$5,000	$1,750est.
$750,000	$15,000	$7,500	$2,625est.
$1,000,000	$20,000	$10,000	$3,500est.
$2,000,000	$40,000	$20,000	$7,000est.

Counties or cities in Pennsylvania can add a tax of their own. Add it under Other costs in the calculator.

Selling in Pennsylvania: what to know

Realty transfer tax

Pennsylvania charges a 1% state realty transfer tax, and the municipality and school district almost always add a local tax, commonly 1% combined, for about 2% in total. Buyer and seller are both liable, and the custom is a 50/50 split, so each side pays about 1%. The calculator assumes the typical 1% local rate; some municipalities, including Pittsburgh, charge more.

Title insurance

The buyer customarily pays for the owner’s policy throughout Pennsylvania. Title rates are filed by the Title Insurance Rating Bureau of Pennsylvania, so they don’t vary much by company.

Who runs the closing

Title and settlement companies close Pennsylvania sales. An attorney isn’t required.

Property taxes

Pennsylvania taxes are paid in advance: county and municipal taxes are billed early in the calendar year, and school taxes around July for the July-to-June school year. The buyer reimburses the seller for the prepaid part.

Local differences

Philadelphia charges a city tax of 3.578% (since July 1, 2025) on top of the state’s 1%, for 4.578% in total, usually split evenly. On a $300,000 sale that is $13,734, or $6,867 per side.

Pennsylvania by county

Most of Pennsylvania follows the rules above. These counties add a tax of their own, set a different rate or change who pays, and the calculator applies them when you pick one. Amounts are what the seller usually pays in transfer and deed taxes on $280,000, plus the owner’s title policy where the seller usually buys it.

Everywhere else in Pennsylvania

The state’s rules, as above

$2,800

Philadelphia County

Philadelphia’s 3.578% city tax

$6,409 +$3,609 vs. elsewhere

Selling in Pennsylvania: questions

Who pays transfer tax in Pennsylvania?

Both, by custom. Pennsylvania’s state and local transfer taxes are usually split 50/50, so on a typical 2% total each side pays about 1% of the price.

How much is the transfer tax in Philadelphia?

Philadelphia’s total is 4.578%: the city’s 3.578% plus the state’s 1%. It is usually split evenly, so each side pays about 2.29%.

How are property taxes prorated when selling in Pennsylvania?

Pennsylvania taxes are paid in advance, so the buyer reimburses the seller at closing for the part of the year after the sale.

How much are seller closing costs in Pennsylvania?

Leaving out commissions, which are whatever the seller agrees, and the loan payoff, a Pennsylvania seller’s costs on a $280,000 sale come to about $3,293 with the calculator’s estimates and a December 5, 2026 closing: settlement or escrow fee $600, recording and release fees $100, realty transfer tax (half) $2,800, property tax credit (prorated) (a $207 credit). Put in your own numbers above for a closer figure.

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