What You Need to Know About Closing Costs for Home Sellers

Understanding Closing Costs When Selling Your Home

Selling a home is exciting, but it comes with expenses that can catch you off guard. Imagine this: you’re at the closing table, expecting to walk away with a solid profit, only to see thousands of dollars deducted from your proceeds. That’s the reality of closing costs, and if you don’t prepare for them, they can take a big bite out of your earnings.

In this post, we’ll break down the costs sellers typically pay, why they exist, and how to keep more of your money when selling your home.

What Are Closing Costs?

Closing costs are the final expenses you pay to complete the sale of your home. They cover everything from real estate commissions to title transfers and legal fees. Typically, sellers pay 6% to 10% of the home’s sale price in closing costs.

Understanding these costs ahead of time can help you budget properly and avoid last-minute surprises.

The Most Common Closing Costs for Home Sellers

1. Real Estate Agent Commissions

Real estate commissions remain a key expense for many sellers, but recent changes have made them more flexible and negotiable. Sellers are no longer required to cover the buyer’s agent commission, and all commission agreements must be clearly disclosed and agreed upon upfront.

• How much do commissions cost?
  

  • Traditionally, commission rates ranged from 5% to 6% of the sale price. However, with the new rules, commission structures vary more widely and are subject to direct negotiation between sellers, buyers, and agents.

• Who pays the commission?
  

  • Most sellers in our area are choosing to compensate the buyer's agent to get as many buyer showings as possible (more showings may equal a higher sale price). 

  • Some buyers may now be responsible for paying their own agent’s commission.

If you’re wondering whether an agent is worth the cost, consider their role in getting top dollar for your home. A great agent often makes up for their commission by negotiating a higher sale price.

2. Transfer Taxes and Recording Fees

Transfer taxes are state and local fees for legally transferring home ownership.

• How much do transfer taxes cost?

  • It is usually 2% of the sale price in Pennsylvania. Some townships are slightly higher.

• Who pays these taxes?
  

  • In our area, transfer tax is split evenly between the buyer and the seller unless changed in the agreement.

3. Title Insurance (Owner’s Policy)

Title insurance protects buyers from ownership disputes or legal claims on the property. In Pennsylvania, the buyer traditionally pays for this.

• Is title insurance mandatory?

  • No, but it’s often expected in a home sale.

• Cost: based on the sale's price. This is a buyer charge in PA.

4. Escrow and Closing Fees

Escrow services handle funds and documents to keep the transaction secure. These fees also cover the final paperwork involved in transferring ownership.

• What do escrow companies do? Closings are held in title company offices in our area.  

  • Hold funds in a secure account.

  • Make sure all terms of the contract are met before money changes hands.

• How much do these fees cost? Minimal for the seller as it's done at a title office, paid for by the buyer.

5. Prorated Property Taxes

Because property taxes are paid annually, you’ll need to pay your share up until the closing date.

• How is it calculated?

  • The total property tax bill is split based on the days you owned the home that year.

• Example: County and township taxes are on a January to December schedule, and School is from July to the end of June. You will pay up to the date of closing and be reimbursed for anything you paid in advance.

6. Homeowners Association (HOA) Fees

If your home is in an HOA, expect extra fees at closing.

• Unpaid dues: Any outstanding HOA fees must be paid before closing.

• Transfer fees: Some HOAs charge $200 to $1,000 to process the ownership change.

These fees vary widely depending on the HOA’s rules.

7. Attorney Fees (If Required)

Pennsylvania is not an attorney state, and attorneys are not required unless the buyer/seller wants one.

Attorneys, however, can review contracts and closing documents and make sure everything is legally sound.

Even if not required, an attorney can help protect your interests in complex transactions. If you don't use an agent, an attorney is highly recommended.

How to Reduce Your Closing Costs

Closing costs can take a sizable chunk out of your home sale profits, but the good news is that there are ways to cut back on these expenses. Whether through negotiation, strategic choices, or finding cost-effective service providers, you have options to keep more money in your pocket. Here are some practical ways to lower your closing costs as a seller.

1. Negotiate Agent Commissions - I am happy to discuss the commission with you.

2. Ask the Buyer to Cover Some Costs

• In some deals, buyers agree to cover certain closing costs instead of negotiating a lower sale price. It's not unusual for a buyer to pay the seller's portion of the transfer tax.

• This works best in a seller’s market, where buyers compete for homes

Preparing for Closing

As you approach the finish line of your home sale, there are still a few final steps to take before closing day. Proper preparation can help avoid last-minute surprises and ensure everything goes smoothly. Here’s what you need to do before handing over the keys.

1. Review the Closing Disclosure Early

• You’ll get a Closing Disclosure a few days before closing that lists all costs.

• Review it carefully to catch any unexpected charges.

2. Finalize Repairs and Paperwork

• Complete any agreed-upon repairs before closing.

• Make sure liens, HOA fees, and taxes are paid to avoid delays.

Final Thoughts

Selling a home is more than just finding a buyer. Closing costs can add up, but by knowing what to expect and planning ahead, you can keep more of your profit.