Local costs · Pennsylvania

What it costs to own a home in Butler County, Pennsylvania

The real property-tax rate, risk-adjusted insurance, and honest closing costs for Butler County — with the all-in monthly cost of a county-median-priced home and the income it takes to carry it comfortably.

The headline numbers

Property tax rate1.01%of home value per year · below the Pennsylvania average 1.26% · national 0.92%
US Census, ACS 2024 5-year
Home insurance$870/yrrange $560–$1,260 at the Butler County median home value $294,200 · county risk-adjusted
Closing costs$8,400–$12,100buyer’s estimate on the $294,200 median home
All-in monthly$2,354/momedian home, 20% down, 6.67% 30-yr rate (as of 2026-08-13)
A household income of about $125,288 makes the $294,200 median home here comfortable by our math — housing under about 28% of take-home pay with room left over for everyday spending. How we compute this.

Run these numbers with your income →

The “median home” here is the Butler County median owner-occupied value ($294,200, US Census ACS B25077, ACS 2024 5-year). The all-in monthly uses the real-life basis: loan payment $1,514, property tax $248, insurance $73, maintenance $245 (1%/yr rule of thumb), and utilities $275 (a placeholder, not yet sourced). With 20% down there is no mortgage insurance.

Local risk flags

No natural-hazard flags for Butler County in the FEMA National Risk Index — no covered peril rates Relatively High or Very High here. That does not mean zero risk; check the specific address’s flood zone before you buy.

Closing costs, in detail

Total transfer/recording tax $5,884: buyer's customary share $2,942, seller's customary share $2,942. Pennsylvania realty transfer tax: $2,942 (split 50/50); Local realty transfer tax (typical): $2,942 (split 50/50, estimated). Includes a labeled estimate (rate not fully verified).

Transfer & recording tax
On the $294,200 median home, the buyer’s customary share is about $2,942, with roughly $2,942 customarily paid by the seller. Only the buyer’s share is counted in the closing-cost estimate above.
Title insurance & settlement
Pennsylvania uses competitive (filed) rates. Estimated $2,057–$2,783 on this home. Modeled title insurance + settlement (national declining-rate curve, ~0.82% of price at this level; PA cost factor 1.15 -- TIRBOP all-inclusive rate structure (premium includes search, exam, settlement)). Not a state-promulgated rate.
Lender and origination
$1,177–$2,354. Modeled as 0.5-1.0% of loan amount.
Appraisal, inspection, and reports
$900–$1,800. Flat buyer-paid diligence estimate.
Prepaids and escrow
$1,208–$1,848. Initial escrow deposit for taxes and insurance.

Frequently asked

What is the property tax rate in Butler County, PA?
The effective property tax rate in Butler County is 1.01% of home value per year (US Census, ACS 2024 5-year). That is lower than the Pennsylvania average of 1.26% and higher than the national average of 0.92%.
How much is homeowners insurance in Butler County?
A typical homeowners policy runs about $870 per year (range $560–$1,260) at the Butler County median home value of $294,200. This is a county-adjusted estimate scaled from the NAIC state average; a real quote depends on the home and coverage.
What are typical closing costs on a $294,200 home in Butler County?
Estimated buyer closing costs run about $8,384–$12,127 on a $294,200 home — lender fees, title and settlement, the buyer's customary share of transfer and recording taxes, and prepaid taxes and insurance.
What income do you need to afford the median home in Butler County?
A household income of about $125,288 per year makes the $294,200 median home here comfortable by our math — housing under about 28% of take-home pay with room left for everyday spending, assuming 20% down at this week's 6.67% 30-year rate.
What is the all-in monthly cost of the median home in Butler County?
About $2,354 per month for the $294,200 median home with 20% down at 6.67% — the loan payment, property tax, home insurance, maintenance, and an estimated utilities figure.

Run your own numbers

These figures use the area median and a 20%-down example. Put in your own price, down payment, income, and debts to see whether it’s comfortable for you.

Open the calculator for Butler County

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Adams CountyAllegheny CountyArmstrong CountyBeaver CountyBedford CountyBerks CountyBlair CountyBradford CountyAll 67 counties →

Sources & vintages

  • Property tax: US Census American Community Survey, county effective rate (ACS 2024 5-year).
  • Home insurance: NAIC state average premium (2022 · FEMA NRI December 2025), scaled by FEMA National Risk Index covered-peril risk; range modeled.
  • Median home value: US Census ACS B25077, Butler County median owner-occupied value (ACS 2024 5-year).
  • Mortgage rate: Freddie Mac 30-year fixed weekly average via FRED, as of 2026-08-13.
  • Transfer taxes & title: researched state/local schedules. The everyday-spending baseline ships from the BLS Consumer Expenditure Survey (2024), income-scaled; utilities is the one remaining labeled placeholder.

Estimates, not advice, and not a Loan Estimate. Every number is computed from public data or our own math — see the methodology for how, and where the honest gaps are.