Real Estate Calculators
What will Pennsylvania closing costs really cost me?
In Pennsylvania, the bill at closing surprises buyers and sellers more than almost anything else, because the Commonwealth's transfer tax and local taxes add up fast alongside title, recording, and lender fees. This estimator walks through the real Pennsylvania cost categories on both sides of the table. Every figure is an adjustable estimate: your lender, county, and municipality set the final numbers.
The deal
The buyer and seller commonly split the transfer tax 50/50 in Pennsylvania. The estimator uses that split on both sides.
Buyer closing costs
Seller closing costs
Half of a 2% combined rate. Some deals are negotiated differently.
Why transfer tax is the biggie
The PA state transfer tax is 1% of the sale price, and municipalities and the county add their own, so the combined rate in many Lehigh Valley towns lands near 1.9% to 2.2%. Split 50/50, a $389,500 home (the Lehigh Valley July 2026 median) can cost each side roughly $3,700 to $4,300 in transfer tax alone. That is the single most commonly forgotten line item in most estimates.
Estimates, not quotes
A lender fee schedule varies by lender, title premiums by the county rate manual, and recording fees by page count. Use this tool to size your deal, then have Tim get you a real loan estimate and seller net sheet before you commit. He reviews net sheets with every seller he lists.
All dollar figures are editable defaults used to illustrate a typical Lehigh Valley transaction. Pennsylvania transfer tax splits, county rates, and lender fee schedules vary. This is an estimate for planning, not a settlement statement.
Run the numbers with Tim, then talk them through
Estimates are a great starting point. A 20-minute conversation with Tim Tepes turns them into a plan you can act on, with real listings, real comparables, and honest advice.
Estimates are for education and planning only, not a loan approval, appraisal, or tax advice. Actual costs, rates, and values vary by property and lender.
Dig deeper with Tim's Lehigh Valley guides
Mortgage Calculator
Estimate the monthly payment, taxes, and insurance for the home you are buying.
Lehigh Valley Buyer Guide
The full buying process, from pre-approval through the closing table.
Home Equity & Seller Proceeds Calculator
What a seller actually walks away with after commission, transfer tax, and prorations.
Free Home Valuation
Free, no-obligation value for the home you are buying or selling.