How to Sell Your House in the Poconos (Monroe County), Step by Step
In short: To sell your home in the Poconos, price it from recent sales in your township, fill out Pennsylvania's Seller's Property Disclosure Statement, order your POA or HOA resale certificate as soon as you list, and check whether your township or borough requires a resale inspection. After you accept an offer, the buyer's inspections (often the well, septic system and radon), the appraisal and closing usually take 30 to 60 days. Sellers usually pay their share of the realty transfer tax and their agent's commission, which is always negotiable.
How do I sell my home in the Poconos?
- Price it from recent sales in your township. Ryth prepares a comparative market analysis from homes like yours that sold nearby. Prices and selling times change a lot from one township to the next, and the right price from day one brings the most buyers.
- Order the POA or HOA resale certificate when you list. If your home is in a community association, Pennsylvania law gives the association 10 days to provide the certificate after you ask, and the buyer can cancel the agreement until 5 days after receiving it. Ordering it early keeps it from delaying the sale.
- Check your township's or borough's resale rules. Some municipalities require an inspection or a certificate before a home changes hands. East Stroudsburg Borough, for example, requires a resale inspection for every sale, with an as-is option, and Stroudsburg Borough requires new occupants to get a certificate of occupancy.
- Fill out the disclosures. Pennsylvania law requires most sellers to complete the Seller's Property Disclosure Statement and tell buyers about known material defects. Homes built before 1978 also need a lead-based paint disclosure.
- Get ahead of the well, septic and radon. Most Pocono homes have a private well and an on-lot septic system, and buyers here almost always test the water, inspect the septic and test for radon. Knowing the results before you list avoids surprises in the middle of the deal.
- Prepare the home and market it. Small repairs, a deep clean and less clutter make a big difference in photos and showings. In winter, keep the driveway and walkways clear and the heat on, so buyers can see the home and the pipes do not freeze.
- Review offers and negotiate. Look beyond the price: the deposit, financing, contingencies and closing date matter too.
- Closing. The title company pays off your mortgage, collects the costs and sends you the proceeds. If you live in New York or New Jersey, many title companies let you sign the closing papers ahead of time with a notary instead of traveling.
How long homes take to sell in the Poconos
| Area | Median price | Homes sold | Avg. days on market |
|---|---|---|---|
| Monroe County, PA | $337,000 | 2,317 | 55 |
| Stroudsburg and East Stroudsburg, PA | $282,500 | 107 | 36 |
| Tannersville, PA | $360,000 | 83 | 130 |
| Pocono Pines, PA | $458,750 | 112 | 69 |
Homes sold from October 2025 to September 2026. Source: Pocono Mountains Association of REALTORS® (PMAR) MLS, pulled October 2026.
Average days on market runs from about a month to several months depending on the area, the price and the season. Once you accept an offer, closing usually takes another 30 to 60 days.
Selling a short-term rental
- The rental license usually stays with you, not the house. In some townships, including Pocono Township, a new owner has to apply for a license of their own before renting. Tell buyers what the township requires.
- Future bookings. Decide with the buyer, in writing, whether bookings after closing are honored, moved or canceled, and how deposits are handled.
- Furniture and income records. Buyers of rentals often ask for the furniture and for booking and income records. Agree on what is included in the agreement of sale.
Investors are a big part of the Pocono market. See Buying an Airbnb in the Poconos for what they look at.
What sellers pay
- The agent's commission, which is always negotiable
- Your share of the realty transfer tax: 1% to the state plus a local tax, usually 1%, split with the buyer by custom. See Closing costs in Pennsylvania.
- Your mortgage payoff and the fee to release the lien
- Prorated property taxes for the part of the year you owned the home
- Municipal resale inspections or certificates, where required
- The POA or HOA resale certificate fee, where the community charges one
- Repairs or credits you agree to after the buyer's inspection
How Ryth markets your home
Every listing gets professional photography, a targeted social media and advertising campaign, and exposure on multiple MLS systems. AI-powered visualizations can show buyers what an empty or dated room could look like. Ryth markets in English and Spanish, to local buyers and to the many who come from New York, New Jersey and Philadelphia.
Selling in Bethlehem, Easton or Allentown instead? See How to sell your house in the Lehigh Valley.
Sources
- Pennsylvania's Real Estate Seller Disclosure Law (68 Pa.C.S. Chapter 73)
- Pennsylvania Uniform Planned Community Act: resales of units (68 Pa.C.S. § 5407)
- East Stroudsburg Borough: inspections required of all properties to be sold
- Stroudsburg Borough: code enforcement and certificates of occupancy
- U.S. EPA: lead-based paint disclosure for homes built before 1978
- Pennsylvania Department of Revenue: realty transfer tax
- Pennsylvania State Real Estate Commission: Consumer Notice (PDF)
What clients say
Vara was quick with locating a buyer for my property. He had a very successful marketing plan and had my house on contract just a few weeks after listing.
Questions
How long does it take to sell a house in the Poconos?
In Monroe County, homes that sold from October 2025 to September 2026 spent an average of 55 days on the market, according to the Pocono Mountains Association of REALTORS® MLS. After you accept an offer, closing usually takes another 30 to 60 days.
Do I need a resale certificate to sell a home in a Pocono community?
Yes, if the home is in a planned community with an association. Under Pennsylvania law, the association must provide the certificate within 10 days of your request, and the buyer can cancel until 5 days after receiving it, so order it as soon as you list.
Do I need a township inspection to sell my house in Monroe County?
It depends on the municipality. Some, such as East Stroudsburg Borough, require a resale inspection for every sale, and others require a certificate of occupancy or none at all. Ryth checks your township's rule when you list.
Can I sell my Poconos home if I live in New York or New Jersey?
Yes. Many Pocono sellers live out of state. Ryth handles the showings, inspections and paperwork locally, and many title companies let you sign the closing documents with a notary near you instead of traveling.
Do I have to fix everything the buyer's inspection finds?
No. Repairs after an inspection are negotiated. You can agree to fix items, offer a credit, adjust the price or decline. Ryth helps you weigh each option.
What is the Seller's Property Disclosure Statement?
It is a form required by Pennsylvania law for most home sales, in which the seller discloses known material defects, such as roof leaks, water problems or issues with major systems. Being thorough and honest protects you.
Thinking about selling your Poconos home?
Ryth answers in English or Spanish — call or text 929.345.6838, or send a message.
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