Pennsylvania Real Estate Calculator — Seller Net Sheet, Buyer Closing Costs & Municipal U&O Fees

What This Calculator Covers

Seller Net Sheet — Tab 1

The seller net sheet calculator estimates your proceeds after every cost of selling a home in Pennsylvania. Select your municipality from the dropdown and the Use & Occupancy inspection fee and local transfer tax rate pre-populate automatically. Every cost line is editable so you can model different commission rates, concession scenarios, pre-listing costs, and payoff amounts. The net proceeds figure updates in real time as you adjust any input.

Buyer Closing Cost Estimator — Tab 2

Pennsylvania buyer closing costs typically run 2 to 4 percent of purchase price on top of the down payment. This tab estimates your total cash to close — transfer tax (buyer share), lender fees, title insurance, settlement, recording, prepaid interest, homeowners insurance, and escrow setup. Select your loan type (conventional, FHA, VA, or cash) and the calculator adjusts for loan-type-specific costs including the FHA upfront mortgage insurance premium.

U&O and Transfer Tax Reference — Tab 3

Pennsylvania real estate transfer tax is 2 percent of sale price in most municipalities — 1 percent state plus 1 percent local, typically split evenly between buyer and seller. The searchable reference table covers every municipality in my service area with the local transfer tax rate, total rate, U&O inspection requirement, and estimated fee. Philadelphia is a significant exception at approximately 4.278 percent total. Norristown's local rate is 2 percent, making its total approximately 3 percent.

What Is a Use & Occupancy (U&O) Inspection in Pennsylvania?

A Use and Occupancy certificate is a municipal document confirming that a property meets local health and safety code requirements and is legally permitted to be occupied. In Pennsylvania, municipalities are individually authorized to require a U&O inspection and certificate as a condition of selling a home — and they set their own fees by local ordinance. Some municipalities require it for every resale. Others require it only for new construction. Some have no requirement at all.

The U&O inspection is not a substitute for a private home inspection. It covers basic code compliance — smoke detectors, carbon monoxide detectors, handrails, egress windows, visible structural issues — not the comprehensive mechanical, electrical, and structural evaluation of a buyer's private inspection. But it is a municipal requirement that must be satisfied before or at closing in the municipalities that require it, and the fee is a real cost of selling that belongs in every seller's net sheet.

Who pays for the U&O inspection in Pennsylvania?

By default in Pennsylvania, the U&O inspection fee is a seller cost — sellers are responsible for obtaining the certificate before or at closing. The fee is paid to the municipality. If the inspection reveals code violations, the seller may need to remediate them before a clean certificate is issued, or the parties may negotiate who addresses the violations and at what cost. Some agreements of sale address U&O responsibility specifically — your agent and attorney should review this language before you sign.

How much does a U&O inspection cost in Bucks and Montgomery County?

Fees vary widely by municipality. The calculator's Tab 3 reference table lists the current estimated fee for every municipality in my service area. Common ranges in Bucks County and Montgomery County are $100 to $200 for the inspection fee. Municipalities with reinspection requirements — Cheltenham Township, for example — may charge additional fees if violations are found and re-inspection is needed before a certificate is issued.

Pennsylvania Real Estate Transfer Tax — What Sellers and Buyers Pay

The Pennsylvania realty transfer tax consists of a state component and a local component. The state rate is 1 percent of sale price on every transaction in Pennsylvania. The local rate is set by each municipality and is typically 1 percent, making the standard total 2 percent of sale price. By custom in the Philadelphia suburban market, transfer tax is split evenly — seller pays 1 percent, buyer pays 1 percent — though this is a negotiated term of the agreement of sale, not a legal requirement.

Philadelphia is the most significant exception. The Philadelphia local transfer tax rate is 3.278 percent, making the total Pennsylvania plus Philadelphia rate approximately 4.278 percent of sale price. On a $700,000 Chestnut Hill home, that is approximately $29,946 in total transfer tax compared to approximately $14,000 in a standard 2 percent municipality. This difference should be factored into every Chestnut Hill seller and buyer net sheet.

What Sellers in Bucks and Montgomery County Actually Pay at Closing

A complete Pennsylvania seller's closing cost picture typically includes the following items — all of which are covered in the calculator:

Commission. The largest single cost of selling. Since the August 2024 NAR settlement, buyer agent compensation is fully negotiated and is no longer a fixed standard. Commission rates are set in your listing agreement. Use the calculator to model different rate scenarios and see exactly what each point of commission costs in dollars.

Pennsylvania transfer tax. Typically 1 percent of sale price as the seller's share in a standard 2 percent municipality. Philadelphia sellers pay a larger share due to the higher local rate.

Municipal Use and Occupancy fee. Where required. $0 in municipalities that don't require it. $100 to $200 in most that do. Up to $250 in some. The calculator pre-fills this based on municipality.

Title and settlement fees. The settlement company charges a fee for conducting the closing, preparing the settlement statement, disbursing funds, and recording the deed. In Pennsylvania this typically runs $1,500 to $2,200 depending on the company and the transaction complexity.

Deed preparation. Typically $200 to $350 in Pennsylvania.

Seller concessions. If you have agreed to contribute to the buyer's closing costs as a term of the sale, those concessions reduce your net proceeds dollar for dollar. Model different concession scenarios in the calculator.

Pre-listing costs. Stucco inspection ($300 to $600 for Main Line and Chestnut Hill properties with stucco cladding), staging, and repairs are optional inputs in the calculator. Including them gives you a true picture of your net after all selling-related costs — not just the closing table costs.

Sell Your Home in These Communities

I cover every community in the calculator's municipality list. Click any community below for the full local market guide including current prices, school district information, and commute details.

Bucks County

Doylestown‍ ‍Warrington‍ ‍Jamison Buckingham Newtown‍ ‍Yardley‍ ‍New Hope‍ ‍Richboro‍ ‍Warminster‍ ‍Chalfont‍ ‍Dublin‍ ‍

Montgomery County

Fort Washington‍ ‍Blue Bell‍ ‍Ambler‍ ‍Horsham Hatboro King of Prussia‍ ‍Willow Grove‍ ‍Lansdale Cheltenham Elkins Park Abington‍ ‍Huntingdon Valley‍ ‍Wyndmoor‍ ‍

Main Line

Ardmore‍ ‍Bryn Mawr‍ ‍Wayne‍ ‍Devon‍ ‍Berwyn‍ ‍Paoli‍ ‍Malvern‍ ‍Narberth‍ ‍Wynnewood‍ ‍Gladwyne‍ ‍

Chestnut Hill & Adjacent

Chestnut Hill‍ ‍Wyndmoor‍ ‍Glenside‍ ‍

Frequently Asked Questions — Pennsylvania Seller Closing Costs

How much does it cost to sell a house in Pennsylvania?

Total seller closing costs in Pennsylvania typically run 7 to 10 percent of sale price, depending on commission rate, municipality, and pre-listing preparation costs. The largest single cost is commission. On a $650,000 sale at a 5 percent commission rate with a standard 1 percent seller transfer tax, a $175 U&O fee, and typical settlement costs, total costs before mortgage payoff are approximately $37,000 to $40,000. Use the calculator above to build the specific estimate for your property and municipality.

What is the Pennsylvania real estate transfer tax rate?

The Pennsylvania state transfer tax rate is 1 percent of sale price on every transaction. The local municipal rate is typically an additional 1 percent, making the standard total 2 percent split evenly between buyer and seller. Philadelphia's local rate is 3.278 percent, making the total approximately 4.278 percent. Norristown's local rate is 2 percent, totaling approximately 3 percent. The Tab 3 reference table in the calculator above lists the specific rate for every municipality in my service area.

Do I need a Use and Occupancy certificate to sell my house in Pennsylvania?

It depends on your municipality. Pennsylvania does not have a statewide U&O requirement for resale — each municipality sets its own policy by local ordinance. Many Bucks County and Montgomery County municipalities require a U&O inspection and certificate as a condition of selling. Some do not. The Tab 3 reference table in the calculator above shows the U&O requirement and estimated fee for every municipality in my service area. If you are in a municipality that requires it, the inspection must be completed and the certificate obtained before or at closing.

How accurate is this calculator?

The calculator is designed to produce a realistic estimate of your net proceeds or cash to close, not a precise settlement statement. U&O fees are sourced from published municipal fee schedules and updated periodically — but fees change by municipal resolution and should always be verified directly with your municipality before listing. Transfer tax rates are verified as of 2025–2026. Title and settlement fees are estimates based on typical Pennsylvania ranges — your actual settlement company will provide exact figures. Use this calculator for planning and comparison purposes, and confirm all numbers with your settlement company and attorney before closing.

Can I use this to estimate what I'll net if I sell my Main Line home?

Yes. Select your specific Lower Merion Township, Radnor Township, or Tredyffrin Township municipality from the dropdown in Tab 1. The U&O fee and transfer tax rate will pre-populate. Note that Lower Merion Township requires a U&O inspection for resale at approximately $175. Tredyffrin Township does not require a U&O inspection for resale — useful to know if you're selling in Devon, Berwyn, Paoli, or Strafford. For a precise net sheet built for your specific Main Line address and current market value, text me at 267-934-5674.