This PA closing cost calculator adds the lines nobody can quote you differently: transfer tax, the filed title premium and recording. On a $2M Lower Merion home the buyer's fixed lines come to about $29,195 at an even transfer tax split, or about $34,195 in a 2.5% township. Lender charges come on top, so read closing costs in PA for those.
You're buying or selling a Main Line home at $1M and up and want each fixed closing line in dollars.
What the PA closing cost calculator adds up
It covers three lines. Transfer tax is 1% to the state plus the local rate. The title premium follows Pennsylvania's filed sale rate, so it doesn't change between title companies at the base level. Recording uses the base fee for one deed and one mortgage.
Transfer tax by township
The local rate is 1% in Lower Merion, Haverford Township and Easttown, and 1.5% in Radnor and Tredyffrin. That extra half a percent is $10,000 on a $2M sale.
Who pays transfer tax
Buyer and seller are jointly liable. An even split is custom rather than law, so change the share to match your agreement of sale.
The Pennsylvania transfer tax guide has every rate and exemption. Seller estimates are on selling a luxury home.
Closing costs the calculator leaves out
Lender fees, points, escrow deposits, prorated property tax, title endorsements and any resale certificate all vary by deal, so get them in writing. On a jumbo loan the lender's charges are the widest line. Jumbo loans in Pennsylvania covers what to ask.
Fixed lines at common prices
| Price | Buyer lines, 2% township | Buyer lines, 2.5% township |
|---|---|---|
| $2M | $29,195 | $34,195 |
| $3M | $41,475 | $48,975 |
| $5M | $66,035 | $78,535 |
PA closing cost calculator FAQs
Are closing costs in PA a percentage of the price?
Not for the fixed lines. The title premium falls as a share of the price as the price rises, so a flat percentage misleads at luxury prices.
Does the seller pay closing costs in PA?
Typically half the transfer tax by custom, plus their own legal and payoff costs. Enter the buyer's share and the calculator shows both sides of the tax.
Why does the township change the result?
Because the local transfer tax rate differs. Radnor and Tredyffrin charge 1.5% locally where the other three charge 1%.
Is the title premium negotiable?
The base premium follows the filed rate. Endorsements and settlement fees differ, so ask your title company for a written quote.
Is anything I type saved?
No. The calculator runs in your browser and nothing is saved or sent.
Sources
Reviewed by Reid Rosenthal
Reid reviewed this page for accuracy on November 5, 2026. Figures come from the sources listed above. Our research process.
Reid Rosenthal is a luxury real estate agent on the Philadelphia Main Line and an Associate Broker who leads The Rosenthal Group at BHHS Fox & Roach, Realtors. RealTrends Verified ranks the team #4 in Philadelphia by sales volume, with $131.59 million across 179 sales in 2025.
- $131.59MTeam sales in 2025, RealTrends Verified
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The Rosenthal Group, Berkshire Hathaway HomeServices Fox & Roach, Realtors, 112 S 19th St, Suite 200, Philadelphia, PA 19103. Office (215) 546-0550. Pennsylvania license AB068320. General information, not legal, tax or lending advice.
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