Navigating Closing Costs in Pennsylvania

If you are delving into the real estate market in Pennsylvania, getting the hang of closing costs takes precedence. Whether buying or selling, these expenses can highly impact your financial picture. In this guide, we’ll dissect the intricacies of closing costs in Pennsylvania, offering insights for both buyers and sellers.

Closing Costs in Pennsylvania: Overview

Closing Costs in Pennsylvania encompass a spectrum of expenses, spanning property-related, transaction-related, and financing-related fees. The state’s average closing costs, estimated at 4.3% of a home’s sale price, are relatively high compared to neighbouring states like New Jersey (1.7%) and Ohio (2%)—the typical closing costs in Pennsylvania for a median-priced home of $298,600 amount to $12,840.

Pennsylvania comes with 4 premium closing costs there:

Home Inspection Fees

Sellers can opt for a pre-listing home inspection (usually $400-$600) to identify and address issues before listing. Buyers may also conduct inspections, potentially impacting negotiations. Learn more about home inspection costs in Pennsylvania for a comprehensive understanding of this crucial aspect of real estate transactions.

Recording Fees

Sellers cover recording fees making transactions public. In Pennsylvania, the cost ranges from $600 to $700 in various counties.

• Real Estate Commissions: Sellers in Pennsylvania typically pay 5%-6% of the agreement value as realtor fees are split between listing and buyer’s agents. Learn expert tips on negotiating these commissions in our blog!
• Escrow Fees: An unbiased escrow agent facilitates the transaction, charging a service fee. Explore our detailed breakdown of seller closing costs in Pennsylvania for more insights.

Who Bears the Burden: Buyers vs. Sellers

Both buyers and sellers in Pennsylvania share the responsibility for closing costs, with certain expenses typically allocated to one party or the other. Sellers commonly cover real estate commissions, transfer taxes, deed preparation, and some settlement fees. Meanwhile, the buyers encounter costs like lender fees, title insurance, transfer taxes, and settlement fees. Real estate transfer taxes are often split between the buyer and seller, but negotiations can shift this balance, particularly in cases of seller concessions.

Breaking Down Buyer’s Closing Costs

Buyers in Pennsylvania are typically responsible for an array of closing costs, including:

• Loan Origination: Charged by lenders for initiating a mortgage, typically 0.5 to 1% of the loan amount.
• Credit Report: A small fee (around $50) for running the buyer’s credit.
• Recording Fees: Charged by municipalities to record the transaction, varying but usually modest.
• Appraisal and Inspection: Costs for confirming the home’s value and recommended for thorough examination.
• Mortgage Points: An optional upfront payment to lower the interest rate, typically 1% of the loan amount per point.
• Transfer Taxes: Pennsylvania levies a state and local transfer tax, usually 1% each.
• Property Taxes and Homeowners Insurance: Prepaid for a set period, payable at closing.

Seller’s Closing Costs Demystified

Sellers also encounter various closing costs, including:

• Real Estate Agent Commissions: The most substantial expense, typically 5 to 6% of the home’s sale price.
• Transfer Taxes: Shared with the buyer and can vary; for example, Pittsburgh has a 5% transfer tax.
• Property Taxes: Prorated based on the time of the property’s sale.
• Homeowners Association (HOA) Fees: Amounts covering any agreed-upon share of the buyer’s closing costs.
• Outstanding Amounts: Payments for utilities like electric, gas, or sewer.

Estimating Closing Costs in Pennsylvania: A Practical Approach

In order to estimate closing costs in Pennsylvania, buyers can refer to a table based on the home’s price range. For instance, with a median-priced home of $237,774, a buyer might incur approximately $12,028 in closing costs(around 5.06%). Sellers, facing costs around $23,081 (9.7%) can also use this estimate for financial planning.

According to Zillow, August 31, 2023, based on a sale price of $257,797, the typical home value in Pennsylvania:

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Strategies for Cost Mitigation

Closing costs may not top the list of expenses for Pennsylvania sellers, but optimizing savings is always a smart move.

• Negotiate with Sellers: Buyers can negotiate with sellers to cover a portion of closing costs, particularly in a buyer’s market.
• Cash Transactions: Cash transactions can eliminate mortgage-related fees and commissions for sellers.
• Shop Around: Buyers should explore competitive mortgage lenders, considering options like FHA, USDA, or VA loans with lower closing costs.
• Credit Improvement: Improving credit scores before mortgage applications can lower closing costs.
• Negotiate Agent Commissions: Sellers can negotiate agent commissions for potential cost savings.

Why Sellers Decline Closing Cost Payments?

According to Austin Glanzer, Co-Founder of the 717 Home Buyers, The buyer would need to negotiate with the seller over the purchase price of the property. If the seller could not sell the house for less and could not cover the closing costs, then the buyer would have to assess how much they want the house. If they really want the property, I would suggest the buyer just pay it to secure the deal.

Closing costs can be a significant challenge for both buyers and sellers. Already burdened with agent commissions and other selling-related expenses, sellers may find covering the buyer’s closing costs daunting. Because of high selling expenses,  sellers might refuse this financial responsibility and often face substantial costs when selling a home. This could include personal investments in repairs or upgrades and a mortgage balance exceeding the home’s sale price.

Unfavourable Market Conditions

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Sellers may lack sufficient home equity if the housing market experiences a downturn. This situation makes it difficult for them to afford to cover the buyer’s closing costs.

1. Excessive Buyer Concessions

Sellers may be hesitant if buyers request numerous concessions instead of asking for closing costs. More demanding requests could lead sellers to decline to cover closing expenses.

2. Competing Offers Advantage

Sellers might have more favourable options with multiple offers in a seller’s market. With the luxury of choice, they may be less inclined to agree to pay the buyer’s closing costs.

3. Connecting with Local Experts

Navigating closing costs in Pennsylvania is a nuanced process. Working with a trusted local real estate agent is invaluable. These professionals offer market insights, negotiate on your behalf, and guide you through the complexities of closing costs.

4. Empowering Your Real Estate Journey

Closing costs in Pennsylvania demand careful consideration, and understanding the nuances is pivotal for a successful real estate transaction. Whether buying or selling, partnering with a knowledgeable agent can make the process smoother, ensuring you make informed decisions and manage your finances effectively. Explore the Pennsylvania real estate landscape with confidence, armed with the insights to navigate closing costs seamlessly.