How to Sell Your Home in Pennsylvania: Step by Step
In short: Selling a home in Pennsylvania usually means pricing it from recent local sales, preparing and marketing it, completing the state's Seller's Property Disclosure Statement, negotiating offers, and then working through the buyer's inspections, appraisal and settlement, which commonly takes 30 to 60 days after an offer is accepted. Sellers typically pay their share of the realty transfer tax and their agent's commission, which is always negotiable.
Step by step
- Price it right. Ryth prepares a comparative market analysis of recent sales of similar homes nearby. The right price from day one attracts the most buyers.
- Prepare the home. Small repairs, a deep clean and less clutter make a big difference in photos and showings. A pre-listing inspection can surface problems early.
- Market it. Ryth markets homes with professional photography, social media, targeted advertising, exposure on multiple MLS systems and AI-powered property visualizations that help buyers picture the space.
- Complete the disclosures. Pennsylvania law requires most sellers to fill out the Seller's Property Disclosure Statement, telling buyers about known problems. Homes built before 1978 also need a lead-based paint disclosure.
- Review offers. Look at more than the price: the deposit, the financing, the contingencies and the settlement date all matter. Ryth negotiates to protect your interests.
- Inspections and appraisal. The buyer inspects the home and may ask for repairs or a credit, and the buyer's lender orders an appraisal. Both are negotiable.
- Municipal and community paperwork. Many municipalities require a use and occupancy (U&O) inspection at sale, and homes in a POA or HOA need a resale certificate.
- Settlement. The title company pays off your mortgage, collects the costs and sends you the proceeds.
What sellers pay
- The agent's commission, which is always negotiable
- Your share of the realty transfer tax: in Pennsylvania, 1% to the state plus a local tax, customarily split with the buyer. See Closing costs in Pennsylvania.
- Your mortgage payoff and the fee to release the lien
- Prorated property taxes for the time you owned the home
- Municipal certifications and the POA or HOA resale certificate, where required
- Any repairs or credits you agree to after the inspection
How Ryth markets your home
Every listing gets professional photos, a targeted social media and advertising campaign, and exposure across multiple MLS systems. AI-powered visualizations can show buyers what an empty or dated room could look like, which helps them picture themselves in the home. And Ryth markets in English and Spanish, which widens the pool of buyers.
Sources
- Pennsylvania's Real Estate Seller Disclosure Law (68 Pa.C.S. Chapter 73)
- 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 Pennsylvania?
It depends on the price, the condition and the market. Once you accept an offer, settlement commonly takes 30 to 60 days.
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.
Questions about your move?
Ryth answers in English or Spanish — call or text 929.345.6838, or send a message.
Contact Ryth