Local costs · Pennsylvania
What a home costs across Pennsylvania
Property-tax rates, insurance, and closing costs vary widely by county. Below are the state-wide rules that apply everywhere in Pennsylvania, then every county with its own tax rate and insurance range.
Statewide facts
- Home insurance average
- About $1,120 per year for a standard HO-3 policy (NAIC 2022 state average). Individual counties run above or below this based on local hazard risk — see the table below.
- Transfer & recording tax
- Pennsylvania realty transfer tax: 1.00% of price — split 50/50Local realty transfer tax (typical): 1.00% of price — split 50/50 (estimated)On the $277,600 state median home, the buyer’s customary share is about $2,776; the seller customarily covers about $2,776.
- Title insurance
- Pennsylvania uses competitive (filed) rates. Rates are competitive rather than state-set, so we model title and settlement from a national declining-rate curve calibrated to published costs.
- State income tax
- Pennsylvania income tax is modeled at about 3.07% effective for a married household at $100,000 (3.07% filing single). These are modeled effective rates from Tax Foundation 2026 brackets.
All 67 counties in Pennsylvania
Effective property-tax rate (Census ACS) and a typical annual insurance range at the state median home value. Select a county for the full breakdown.
| County | Property tax | Insurance / yr |
|---|---|---|
| Adams County | 1.33% | $1,020–$2,280typical $1,570 |
| Allegheny County | 1.52% | $550–$1,220typical $840 |
| Armstrong County | 1.37% | $590–$1,320typical $910 |
| Beaver County | 1.42% | $600–$1,350typical $930 |
| Bedford County | 0.81% | $830–$1,840typical $1,270 |
| Berks County | 1.65% | $990–$2,200typical $1,520 |
| Blair County | 1.07% | $680–$1,520typical $1,050 |
| Bradford County | 1.09% | $570–$1,280typical $880 |
| Bucks County | 1.31% | $700–$1,570typical $1,080 |
| Butler County | 1.01% | $550–$1,220typical $840 |
| Cambria County | 1.23% | $650–$1,450typical $1,000 |
| Cameron County | 1.59% | $810–$1,800typical $1,240 |
| Carbon County | 1.46% | $850–$1,900typical $1,310 |
| Centre County | 1.05% | $570–$1,260typical $870 |
| Chester County | 1.30% | $700–$1,570typical $1,080 |
| Clarion County | 0.97% | $700–$1,550typical $1,070 |
| Clearfield County | 1.09% | $720–$1,600typical $1,100 |
| Clinton County | 1.16% | $700–$1,550typical $1,070 |
| Columbia County | 1.11% | $720–$1,610typical $1,110 |
| Crawford County | 1.35% | $720–$1,610typical $1,110 |
| Cumberland County | 1.17% | $850–$1,900typical $1,310 |
| Dauphin County | 1.35% | $890–$1,990typical $1,370 |
| Delaware County | 1.84% | $760–$1,700typical $1,170 |
| Elk County | 1.27% | $660–$1,460typical $1,010 |
| Erie County | 1.60% | $620–$1,390typical $960 |
| Fayette County | 1.12% | $620–$1,390typical $960 |
| Forest County | 0.99% | $670–$1,490typical $1,030 |
| Franklin County | 1.10% | $850–$1,890typical $1,300 |
| Fulton County | 1.02% | $950–$2,120typical $1,460 |
| Greene County | 1.27% | $790–$1,750typical $1,210 |
| Huntingdon County | 0.94% | $740–$1,650typical $1,140 |
| Indiana County | 1.50% | $640–$1,440typical $990 |
| Jefferson County | 1.00% | $750–$1,680typical $1,160 |
| Juniata County | 0.99% | $1,050–$2,350typical $1,620 |
| Lackawanna County | 1.49% | $670–$1,490typical $1,030 |
| Lancaster County | 1.32% | $1,020–$2,280typical $1,570 |
| Lawrence County | 1.34% | $610–$1,360typical $940 |
| Lebanon County | 1.37% | $990–$2,220typical $1,530 |
| Lehigh County | 1.55% | $840–$1,870typical $1,290 |
| Luzerne County | 1.45% | $660–$1,480typical $1,020 |
| Lycoming County | 1.31% | $640–$1,440typical $990 |
| McKean County | 1.59% | $560–$1,250typical $860 |
| Mercer County | 1.18% | $690–$1,540typical $1,060 |
| Mifflin County | 1.45% | $820–$1,830typical $1,260 |
| Monroe County | 1.66% | $820–$1,830typical $1,260 |
| Montgomery County | 1.34% | $720–$1,610typical $1,110 |
| Montour County | 1.01% | $790–$1,770typical $1,220 |
| Northampton County | 1.52% | $880–$1,960typical $1,350 |
| Northumberland County | 1.10% | $770–$1,730typical $1,190 |
| Perry County | 1.21% | $820–$1,830typical $1,260 |
| Philadelphia County | 0.82% | $660–$1,460typical $1,010 |
| Pike County | 1.30% | $850–$1,890typical $1,300 |
| Potter County | 1.21% | $610–$1,360typical $940 |
| Schuylkill County | 1.40% | $800–$1,780typical $1,230 |
| Snyder County | 1.11% | $920–$2,060typical $1,420 |
| Somerset County | 0.98% | $600–$1,350typical $930 |
| Sullivan County | 1.02% | $750–$1,680typical $1,160 |
| Susquehanna County | 1.09% | $780–$1,740typical $1,200 |
| Tioga County | 1.15% | $670–$1,490typical $1,030 |
| Union County | 1.14% | $1,040–$2,320typical $1,600 |
| Venango County | 1.27% | $700–$1,570typical $1,080 |
| Warren County | 1.32% | $560–$1,250typical $860 |
| Washington County | 1.09% | $550–$1,230typical $850 |
| Wayne County | 1.26% | $830–$1,840typical $1,270 |
| Westmoreland County | 1.23% | $550–$1,220typical $840 |
| Wyoming County | 1.31% | $640–$1,440typical $990 |
| York County | 1.61% | $990–$2,220typical $1,530 |
* Property-tax rate is approximate because the county’s Census median is top-coded.
How these numbers are built
Every figure comes from public data or our own math: Census ACS property taxes, NAIC insurance averages scaled by FEMA risk, and researched transfer-tax and title schedules.
Estimates, not advice. See the methodology for sources, vintages, and the honest gaps.