Corie Adams
Lending Team
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Costs

Closing Cost Estimator

Closing costs in Pennsylvania typically run 2 to 3% of the purchase price for the buyer, with transfer tax and title driving most of the variation between counties.

A large share of the total isn't a fee at all, it's prepaid taxes and insurance funding your escrow account, money you'd owe anyway.

Your numbers

$325,000

Pennsylvania is commonly 2% split evenly between buyer and seller.

$1,595
$1,500

Your results

Estimated closing costs

$12,445

3.8% of the purchase price

Fees & taxes
$7,970
Prepaid escrows
$4,475Money toward your own taxes and insurance
Transfer tax (your share)
$3,250
Title & settlement
$2,275
Lender fees
$1,595
Appraisal
$650
Down payment
$16,250
Total cash needed
$28,695

What happens if you change this

Expect roughly $12,445 in closing costs, about 3.8% of the price. Only $7,970 of that is actual fees and taxes; $4,475 is prepaid escrow, meaning your own future tax and insurance bills funded early. Transfer tax alone is $3,250, which is why a seller credit is often negotiated to offset it, see the seller credit calculator to model that.

Keep these numbers

Your results are yours already. If it helps, send them to yourself, or have Corie look at the same scenario and tell you what she would change.

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Questions people ask

Who pays transfer tax in Pennsylvania?
The 2% state and local transfer tax is customarily split evenly between buyer and seller, though it's negotiable and local custom varies.
Can closing costs be rolled into the loan?
On a purchase, generally not, but a seller credit or lender credit can cover them, which achieves the same thing for your cash position.

Estimates for education only, not a loan approval, rate quote, or commitment to lend. Actual figures depend on credit, property, program guidelines, and market conditions at the time of lock. Corie Adams · NMLS #1875205 · Network Funding, LP · NMLS ID #2297 · Equal Housing Opportunity.

In plain English

It breaks the lump sum labeled closing costs into the individual charges behind it.

When to use it

  • Before you write an offer, so a seller credit request is grounded in numbers
  • When comparing lender quotes that look similar on rate
  • In Pennsylvania, where transfer tax is often split between buyer and seller

Common mistakes

Comparing lenders on rate alone
Points and lender fees can make a lower rate more expensive. Compare total cost over how long you will keep the loan.
Overlooking transfer tax
Pennsylvania transfer tax varies by municipality and is one of the largest single line items.
Assuming a seller credit is free
Credits are usually negotiated into the price, and are capped by loan program.

Recommended next steps

  1. 01Turn it into a cash to close figure
  2. 02Talk With Corie

Turn the estimate into real numbers.

A pre-approval replaces the assumptions above with your actual income, credit, and the terms available to you today.

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After the math

Where this number leads.