Closing Costs in Pennsylvania: Buyer Checklist (2026)

Pennsylvania buyer closing costs typically run 2–5% of purchase price, before down payment. The biggest line items are state and local transfer tax, title insurance, lender fees, and prepaid escrows.

PA realty transfer tax

Pennsylvania charges a 1% state realty transfer tax. Most municipalities and school districts add another 1% (split between buyer and seller by negotiation). On a $600K purchase, the combined 2% transfer tax is $12,000, with the buyer typically responsible for 1% ($6,000) by custom.

Title insurance

Title insurance in PA uses a regulated rate. On a $600K purchase, owner's title insurance plus simultaneous lender's policy is typically $3,500–$4,200. The buyer pays.

Lender fees

Origination, underwriting, appraisal, credit report, and processing fees vary by lender and typically total $2,000–$4,500. The appraisal alone is usually $550–$800 on a single-family suburb home.

Prepaid escrows

Buyers typically pre-fund 3–6 months of property taxes plus 12 months of homeowners insurance into escrow at closing. On a $600K KOP home, that often adds $4,000–$7,000 depending on millage and insurance.

Total estimate

On a typical $600K Philadelphia-suburb purchase, plan for $14,000–$22,000 in closing costs above the down payment. Always request a Loan Estimate within 3 business days of application for an exact number.