All states
Closing Costs in Pennsylvania (2026)
Buyers in Pennsylvania typically pay $6,020 to $15,050 in closing costs (2–5%) on a median-priced home of $301,000. Our itemized estimate: about $12,746 (4.2% of the price), plus a $60,200 down payment at 20% down.
Pennsylvania at a Glance
Median home price
$301,000
Estimated closing costs
$12,746
4.2% of priceProperty tax rate
1.51%
≈ $4,545/year2026 conforming loan limit
$832,750
High-cost counties up to $1,249,125Cash to close
$72,946
20% down + closing costsMonthly payment
$2,049
30-yr at 6.75%What Makes Pennsylvania Different
Pennsylvania’s transfer tax (about 1% state + 1% local) is typically split 50/50, so the buyer’s 1% share is often the largest government fee at the table. Philadelphia and Pittsburgh local rates run higher than the statewide custom.
Pennsylvania transfer tax (1% state + ~1% local) is typically split evenly between buyer and seller.
Local cost factors
Buyer-paid transfer tax
$3,010
Buyer half of the statewide estimate on the median homeClosing custom
Title / escrow
Closings usually run through a title or escrow companyHomeowners insurance
$1,300/yr
Typical premium scaled to the median-priced exampleExample loan vs. limit
Conforming
$240,800 loan at 20% downItemized Closing Cost Estimate
Assumes a $301,000 purchase with 20% down ($240,800 loan) at 6.75% for 30 years, a 1.51% property tax rate, and $1,300/year insurance. Transfer tax includes only the share buyers in Pennsylvania customarily pay.
| Line Item | Category | Estimate |
|---|---|---|
| Loan Origination Fee (1% assumed) | Lender fees | $2,408 |
| Credit Report | Lender fees | $50 |
| Flood Certification | Lender fees | $20 |
| Underwriting Fee | Lender fees | $750 |
| Processing Fee | Lender fees | $500 |
| Appraisal | Third-party fees | $550 |
| Title Insurance | Third-party fees | $1,204 |
| Title Search | Third-party fees | $300 |
| Survey (if required) | Third-party fees | $400 |
| Recording Fee | Government fees | $125 |
| Transfer Tax (Pennsylvania est.) | Government fees | $3,010 |
| Prepaid Interest (15 days) | Prepaids & escrow | $668 |
| Prepaid Homeowners Insurance (1 year) | Prepaids & escrow | $1,300 |
| Escrow Prefund — Property Taxes (3 months) | Prepaids & escrow | $1,137 |
| Escrow Prefund — Insurance (3 months) | Prepaids & escrow | $324 |
| Total estimated closing costs | $12,746 |
What You'd Pay Each Month
On a median-priced Pennsylvania home with 20% down, the full monthly payment is about $2,049: $1,562 in principal and interest, $379 in property taxes, and $108 in homeowners insurance. Taxes and insurance here add 31% on top of the loan payment itself.