Seller Closing Cost Calculator PA

Estimate Summary Print Preview

PROPERTY & DEBT
1. Sales Price
2. First Mortgage Payoff
3. Second Mortgage Payoff
4. Other Liens Payoff
5. NET TO SELLER (calculated)

ESTIMATED CLOSING EXPENSES
6. Broker Commission
7. Deed Transfer Tax – County / Municipality
8. Deed Tax Split:
9. Deed Preparation
10. Notary Fee
11. Recording Fees
12. Survey
13. Home Warranty
14. Seller Contribution %:
15. Seller Contribution – Flat
16. Agent Commission %:
17. Agent Commission – Flat
18. Overnight Payoff
19. Settlement
20. Tax Certification (lien letters)
21. Other:
22. Other:
23. Other:
TOTAL CLOSING COSTS

REVERSE CALCULATION (optional)
Desired Net to SellerEnter target net proceeds – required price will be calculated

REQUIRED SELLING PRICE
Required Selling Price

CLOSING SUMMARY
Sales Price
Less: 1st Mortgage Payoff
Less: 2nd Mortgage Payoff
Less: Other Liens
Less: Closing Costs
NET TO SELLER

Notes: Estimate based on information provided. Actual costs may vary. Consult your closing agent.

Created by: W.A. MacDonald, Retired Loan Officer

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How This Seller Closing Cost Calculator Works

This tool helps home sellers estimate their typical closing costs. While most line items are self-explanatory, a few key sections deserve a closer look.

Deed Transfer Tax (Line 7)

The deed transfer tax functions like a real estate sales tax. In Pennsylvania, the state levies a 1% transfer tax, and most local municipalities and school districts add another 1%, bringing the total to 2% of the sale price for the majority of transactions. By local custom, this cost is usually split equally between the buyer and the seller.

That said, the 2% rate isn't universal—some municipalities or school districts charge higher rates. If your area is listed as an exception, you can select it from the dropdown menu on Line 17. If not, simply choose the standard PA county option.

Line 8 allows you to specify who will pay the transfer tax: the seller, the buyer, or both parties equally.

To avoid any surprises, it's best to verify the exact deed transfer tax amount with your local tax collector before closing.

Seller Concessions (Lines 14–15)

It's common for buyers to request a seller concession to help reduce their closing costs. Line 14 lets you choose a concession as a percentage of the sales price, while Line 15 allows for a flat dollar amount. If you enter values in both fields, the flat dollar amount will override the percentage.

Real Estate Agent Commission (Lines 16–17)

If you're working with a real estate agent, use Lines 16 and 17 to enter the commission. These fields work the same way as the seller concession options—allowing you to choose either a percentage or a fixed amount.

Miscellaneous Fees

Additional costs—such as deed preparation, notary services, and recording fees—can vary depending on the lender, buyer, and settlement company. As a general guideline, we recommend budgeting $500–$750 for these miscellaneous expenses, on top of the fees already discussed.

Reverse Calculator – Find Your Ideal Sales Price

After entering your sales price, you might find the net proceeds lower than expected. That's where the reverse calculator comes in. Simply enter your Desired Net to Seller amount (for example, $50,000), and the tool will automatically recalculate the associated costs and suggest the ideal sales price—or counteroffer—needed to reach that goal.

Property tax proration and calculator

In addition to the various closing fees, property taxes are prorated between the buyer and seller, resulting in either a credit or a debit on your final statement. Use our tax proration calculator to estimate your exact share."

You will find your net proceeds on line 5