In short
No official source gives a “typical” Pennsylvania closing-cost percentage, so add the costs line by line. The biggest government-set line is the realty transfer tax: 1% to the state plus local tax, and 4.578% in Philadelphia (City of Philadelphia, October 2026). On a $253,600 Philadelphia home that is $11,610, usually split between buyer and seller. Philadelphia charges $278.75 to record a deed.
Why there is no single “typical” total
Some closing costs are fixed by a government body: transfer taxes (state and local) and recording fees. Others are set by private companies and depend on your loan: lender charges, appraisal, title search and insurance, settlement fees, inspections and survey. Prorated property taxes and escrow deposits depend on the property and the closing date.
Two federal forms show your own numbers. The lender must give you a Loan Estimate within three business days of receiving your application. You must receive the Closing Disclosure at least three business days before you close (Consumer Financial Protection Bureau). For a walk-through of every line, see closing costs explained.
Line by line: what each cost is
Transfer tax. The Pennsylvania Department of Revenue imposes 1% of the value of the property, collected by the county Recorder of Deeds, along with any local transfer tax. Local rates vary, so ask the Recorder of Deeds for your county. In Philadelphia the total is 4.578% (3.578% city, 1% Commonwealth). Both buyer and seller are liable to the state. The full explanation is on our Pennsylvania transfer tax page.
Recording fees. The county records the deed and mortgage. Philadelphia’s Department of Records lists $278.75 for a deed and $248.75 for a mortgage. The city raised these fees by $3 on July 1, 2025.
Title insurance. Title insurance protects you and your lender against losses from errors in the title. The Pennsylvania Insurance Department reviews title insurance rate requests, and in the first half of 2025 it said its review saved consumers $103.6 million in title premiums. No official premium table was available to us, so this article does not quote a price. Ask the title agent for the quote on your price and policy type. See title insurance explained.
Lender charges. Origination, appraisal, credit report and underwriting fees are set by each lender. Compare them on the Loan Estimate, which every lender must issue on the same standard form. See what a home appraisal costs.
Inspection and survey. Optional or lender-required, and priced by the provider. See home inspection cost and what a land survey costs.
Prepaids and prorations. Property taxes are prorated for the part of the year each side owns the home, and a lender may require deposits into an escrow account. In Philadelphia the Real Estate Tax is billed in December and due March 31 (City of Philadelphia). See Pennsylvania property tax.
Real estate commission. Set by agreement, not by law. See real estate commission.
Who pays what in Pennsylvania
State law does not assign most closing costs; the sales agreement does. The one item with an official statement is the transfer tax: the Department of Revenue holds both grantor and grantee jointly and severally liable, and the City of Philadelphia says the tax is usually split evenly between buyer and seller, though that is not a legal requirement and the city can collect all of it from either party.
| Cost | Who is liable or who usually pays |
|---|---|
| State and local transfer tax | Both are liable; in Philadelphia usually split evenly, set by the contract |
| Deed recording | Set by the contract |
| Mortgage recording | Buyer’s loan document; set by the contract |
| Lender charges, appraisal | Buyer, as part of the loan |
| Title policies | Set by the contract; get the quote first |
| Commission | Set by each party’s agreement |
What it costs: a worked example in Philadelphia
This is an example, not a quote. Assume a $253,600 home, the median value of owner-occupied homes in Philadelphia in the 2024 American Community Survey (Census Bureau), and a financed purchase. Only the government-set lines are calculated.
| Line | Rule used | Amount |
|---|---|---|
| City transfer tax | $253,600 × 3.578% | $9,074 |
| State transfer tax | $253,600 × 1% | $2,536 |
| Total transfer tax | $253,600 × 4.578% | $11,610 |
| Each side, if split evenly | $11,610 ÷ 2 | $5,805 |
| Deed recording | Philadelphia fee schedule | $278.75 |
| Mortgage recording | Philadelphia fee schedule | $248.75 |
| Lender charges, title insurance, inspection | Set by each provider | See your Loan Estimate and quotes |
| Tax proration and escrow deposits | Depends on the bill and closing date | See your Closing Disclosure |
If you buy in another county, rerun the transfer-tax line with that county’s local rate. The buyer’s share in Philadelphia, if the tax is split, is about $5,805 plus recording fees, before lender and title charges. More on the market is on the Philadelphia page.
Frequently asked questions
Does Pennsylvania have a transfer tax on home sales?
Yes. The state charges 1% of the value of the property, and local taxes may be added. In Philadelphia the total is 4.578% as of October 2026.
Who pays the transfer tax in Philadelphia?
Both parties are liable. The city says the tax is usually split evenly but that this is not required, so your contract sets it. Make sure it is paid in full at closing, because the city can collect all of it from either party.
How much does it cost to record a deed in Philadelphia?
The Department of Records lists $278.75 for a deed and $248.75 for a mortgage. Other counties set their own fees.
Can I find a typical closing-cost percentage for Pennsylvania?
Not from an official source. Costs depend on your price, loan, county and contract. Your Loan Estimate and, later, your Closing Disclosure give the actual numbers.
When will I know my exact closing costs?
The lender must send a Loan Estimate within three business days of your application, and you must get the Closing Disclosure at least three business days before closing.
Compare with the other states: Closing costs by state.
More Pennsylvania guides
- Pennsylvania realty transfer tax: 1% state, 4.578% in Philadelphia
- Pennsylvania property tax: rates, relief and appeals
- Pennsylvania seller disclosure: what sellers must tell buyers
- Do you need a real estate attorney to close in Pennsylvania?
- Pennsylvania foreclosure process: timeline, notices and help
- Home prices in Pennsylvania and Philadelphia: value and trend
- First-time buyer programs in Pennsylvania and Philadelphia
- How to verify a real estate license in Pennsylvania
Sources
- Realty Transfer Tax (Pennsylvania Department of Revenue) (consulted October 13, 2026)
- Realty Transfer Tax (City of Philadelphia, Department of Revenue) (consulted October 13, 2026)
- Document recording and service fees (Philadelphia Department of Records) (consulted October 13, 2026)
- Important changes to recording fees and transfer tax starting July 1, 2025 (Philadelphia Department of Records) (consulted October 13, 2026)
- Shapiro Administration saves consumers more than $200 million in first half of 2025 through insurance rate review (Pennsylvania Insurance Department) (consulted October 13, 2026)
- Real Estate Tax (City of Philadelphia, Department of Revenue) (consulted October 13, 2026)
- What is a Loan Estimate? (Consumer Financial Protection Bureau) (consulted October 13, 2026)
- What is a Closing Disclosure? (Consumer Financial Protection Bureau) (consulted October 13, 2026)
- Median value of owner-occupied units, Philadelphia city, ACS 2024 1-year, table B25077 (U.S. Census Bureau) (consulted October 13, 2026)