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How to sell your house by owner in Pennsylvania

For sale by owner (FSBO) in Pennsylvania, without a realtor · rules checked · sources

Attorney at closing
Not required
Seller disclosure
Required
State transfer tax
1%

Pennsylvania doesn't require an attorney: a title company or escrow agent usually handles the closing. Pennsylvania sellers must give buyers the Seller's Property Disclosure Statement (68 Pa.C.S. 7301-7311 (Real Estate Seller Disclosure Law)). Pennsylvania's state transfer tax is 1%, about $4,000 on a $400,000 sale, usually split between buyer and seller.

General information, not legal advice. Rules change and counties add their own; check with a Pennsylvania real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Pennsylvania transfer tax and savings calculator

State transfer tax (1%)
$4,000
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. Uses the base state rate of 1%. Full rule: 1% state realty transfer tax plus a local tax, typically 1% (so about 2% total); Philadelphia total is 4.578% (3.578% city + 1% state). State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Pennsylvania

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Fill in the Seller's Property Disclosure Statement now. Pennsylvania requires it (68 Pa.C.S. 7301-7311 (Real Estate Seller Disclosure Law)); buyers should get it before they sign. Get the official form.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to the title company, not to you.
  6. Open the file with a title company. In Pennsylvania the title company runs the title search, sells the title insurance and conducts the closing.
  7. Close. You sign a special warranty deed, the title company pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is usually split between buyer and seller.

Pennsylvania seller disclosure

Pennsylvania requires sellers to disclose the home's known condition in writing on the Seller's Property Disclosure Statement (68 Pa.C.S. 7301-7311 (Real Estate Seller Disclosure Law)). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

Sellers must give buyers a signed statement of known material defects on the state's required form before the agreement of sale is signed, and update it if facts change before settlement. Estate, foreclosure and new-construction sales are exempt.

Seller's Property Disclosure Statement (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Pennsylvania transfer tax

Pennsylvania charges a real estate transfer tax when the deed is recorded: a base rate of 1% of the price, $4,000 on a $400,000 sale. The full rule: 1% state realty transfer tax plus a local tax, typically 1% (so about 2% total); Philadelphia total is 4.578% (3.578% city + 1% state). By custom it's usually split between buyer and seller, but the purchase contract can split it differently.

Local taxes: Local rate is usually 1% but some municipalities charge more; Philadelphia 3.578% city rate since July 1, 2025.

Official transfer tax source

Paperwork for selling a house without a realtor in Pennsylvania

Sellers in Pennsylvania usually convey with a special warranty deed. The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • Buyer and seller are jointly liable for the transfer tax to the state; recorder of deeds collects it at recording
  • Many municipalities require a resale or use-and-occupancy certificate before sale; check with the township or borough

The disclosure form is mandatory and must precede the agreement of sale. Transfer tax is usually split 50/50 but you can negotiate otherwise; the state can collect from either party.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Pennsylvania?

Yes. No state requires a real estate agent to sell your own home. Pennsylvania doesn't require an attorney: a title company or escrow agent usually handles the closing. The steps are on this page.

Do I need a lawyer to sell my house in Pennsylvania?

No. Pennsylvania doesn't require an attorney: a title company or escrow agent usually handles the closing. An attorney is still worth it if the contract or the title is unusual.

Are seller's disclosures required in Pennsylvania?

Yes. Pennsylvania sellers must give buyers the Seller's Property Disclosure Statement (68 Pa.C.S. 7301-7311 (Real Estate Seller Disclosure Law)). Sellers must give buyers a signed statement of known material defects on the state's required form before the agreement of sale is signed, and update it if facts change before settlement. Estate, foreclosure and new-construction sales are exempt. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Pennsylvania?

Pennsylvania's state transfer tax is 1%, about $4,000 on a $400,000 sale, usually split between buyer and seller. Local rate is usually 1% but some municipalities charge more; Philadelphia 3.578% city rate since July 1, 2025. Official source.

Who pays the transfer tax in Pennsylvania?

In Pennsylvania it's usually split between buyer and seller. Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in Pennsylvania?

Usually the Seller's Property Disclosure Statement; a written purchase agreement; a special warranty deed; the lead-based paint disclosure if the home was built before 1978; Buyer and seller are jointly liable for the transfer tax to the state; recorder of deeds collects it at recording; Many municipalities require a resale or use-and-occupancy certificate before sale; check with the township or borough. The title company or attorney prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Pennsylvania?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000. The $4,000 state transfer tax is due either way.

Sources

General information, not legal advice. Rules change and counties add their own; check with a Pennsylvania real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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