How to Sell Your Home Without a Realtor in Pennsylvania

Pennsylvania is not a required-attorney state for residential real estate. Title companies and settlement agents handle closings, and FSBO sellers can complete a transaction without ever hiring a lawyer. On a $275,000 home (near Pennsylvania's median), a 6% commission is $16,500. Skipping the listing agent saves roughly $8,250 if you pay only the buyer's agent side. With careful attention to disclosure requirements and the transfer tax calculation, FSBO is very manageable in Pennsylvania.

Is FSBO Legal in Pennsylvania?

Yes. Pennsylvania law does not require a real estate attorney for residential sales. Title companies and licensed settlement agents are authorized to conduct closings. Many FSBO sellers do choose to hire a real estate attorney for contract review or negotiation support (typically $400-800), but it is not a legal requirement.

Pennsylvania Disclosure Requirements

Pennsylvania's Seller Disclosure Law (68 Pa.C.S. Section 7301 et seq.) requires sellers of residential real estate to complete and deliver a written Seller's Property Disclosure Statement to the buyer before an agreement of sale is signed.

The Pennsylvania Seller Property Disclosure Statement covers:

Structural condition: foundation, walls, floors, ceilings, roof
Water supply (public or well) and condition
Sewage disposal system (public or septic) and any known issues
Plumbing, heating, cooling, and electrical systems
Presence of hazardous substances: lead paint, asbestos, radon, underground storage tanks, urea formaldehyde foam insulation
Flooding, drainage, and water intrusion history
Legal issues: zoning violations, encroachments, boundary disputes, deed restrictions
Homeowner association existence, fees, and any pending special assessments
Any other conditions materially affecting the property

Radon: Pennsylvania has some of the highest radon levels in the country (the state EPA considers it a significant statewide issue). Sellers are not legally required to test before selling, but buyers frequently request radon test results or conduct their own test during inspection. If you know of a radon issue, disclose it. Testing is inexpensive ($15-30 for a short-term test).

Lead paint: Federal disclosure required for homes built before 1978.

Timing: The disclosure must be delivered before the buyer signs an agreement of sale. If you deliver it after the buyer signs, the buyer has a right to rescind within a specified period. Handle this before accepting any written offers.

Pennsylvania Contracts and Settlement Process

Pennsylvania does not have a single mandatory purchase contract form, but the standard forms used by Pennsylvania Association of Realtors (PAR) are widely accepted and available from legal form services.

Key contract elements:

Earnest money deposit: Typically 1% of the purchase price, due within 3-5 days of an accepted offer. Held in escrow by the settlement agent or broker.
Inspection contingency: Typically 10-15 days for buyer to complete inspections and negotiate repairs. Buyers can request repairs, a price reduction, or a seller credit at closing.
Mortgage contingency: Buyers typically have 30-45 days to obtain a firm mortgage commitment.
Settlement date: Typically 30-60 days from accepted offer. Pennsylvania refers to closing as "settlement."

Settlement agents: In Pennsylvania, settlement is conducted by a title company or a licensed settlement agent. Your attorney, if you hire one, can also attend and represent your interests. The settlement agent coordinates:

Title search and title insurance
Payoff of your existing mortgage
Proration of real estate taxes (significant in Pennsylvania, as taxes are paid in arrears)
Transfer of keys and recording of deed

Note on real estate taxes: Pennsylvania property taxes are paid in arrears, meaning the taxes you pay in 2026 are actually for the 2025 tax year. At settlement, taxes are prorated and the buyer receives a credit for the portion of the year you owned the property. This can be a meaningful amount, so get an accurate tax proration from your settlement agent before closing.

Pennsylvania Transfer Taxes

Pennsylvania has a multi-layer transfer tax that sellers must understand before pricing their home.

State realty transfer tax: 1% of the sale price, paid by the seller (by convention, though technically it can be split with the buyer).

Local realty transfer tax: Pennsylvania municipalities impose an additional local transfer tax. The total combined state plus local rate must equal at least 2% of the sale price. The split between buyer and seller is negotiable, but the custom varies by location.

Common local rates (total combined state + local):

Philadelphia: 4.278% total (3.278% city/school + 1% state). This is one of the highest transfer tax rates in the country. On a $300,000 Philadelphia sale, transfer taxes total approximately $12,834. By convention, buyer and seller each pay half.
Pittsburgh / Allegheny County: 4% total (2% state + 1% Allegheny County + 1% Pittsburgh city). On a $250,000 sale, approximately $10,000 in transfer taxes split between buyer and seller.
Most suburban PA municipalities: 2% total (1% state + 1% local), typically split 1% each between buyer and seller.

Bottom line: Outside Philadelphia and Pittsburgh, transfer taxes are modest. In those two cities, they are a significant closing cost and should be factored into your net proceeds calculation.

Pennsylvania Markets

Philadelphia (Philadelphia County and suburbs)

Median price range: $200,000-$320,000 (city); $350,000-$700,000 (Main Line and Montgomery County suburbs)
MLS: Bright MLS (covers PA, NJ, DE, MD, DC, VA, WV)
Notes: Philadelphia's 4.278% transfer tax is unusually high. Factor it into your pricing. Strong row-home and condo market in the city; single-family suburban market in the collar counties.

Pittsburgh (Allegheny County and surrounding counties)

Median price range: $180,000-$310,000 (city and close suburbs); $250,000-$450,000 (South Hills, North Hills, East suburbs)
MLS: West Penn Multi-List (WPML), the dominant MLS for western Pennsylvania
Notes: Pittsburgh's combined 4% transfer tax means buyers and sellers each owe 2%. Home prices are relatively affordable, which helps FSBO economics.

Lehigh Valley (Allentown, Bethlehem, Easton)

Median price range: $250,000-$380,000
MLS: Bright MLS
Notes: Fast-growing market due to proximity to NYC. Strong demand, good FSBO activity.

Harrisburg / Central Pennsylvania

Median price range: $180,000-$300,000
MLS: Bright MLS / Central Penn MLS
Notes: State capital market. Steady employment base, moderate price appreciation.

Lancaster / Reading

Median price range: $200,000-$350,000
MLS: Bright MLS
Notes: Lancaster County is a desirable family market. Strong inventory turnover. Good yard-sign response rates.

Scranton / Wilkes-Barre (Northeast PA)

Median price range: $130,000-$220,000
MLS: Bright MLS
Notes: Most affordable major market in PA. Lower commissions in dollar terms but same proportional savings.

Getting on the Pennsylvania MLS

Bright MLS is the primary MLS for eastern and central Pennsylvania and is one of the largest MLSs on the East Coast, covering PA, NJ, DE, MD, DC, VA, and WV. If you are selling in the Philadelphia region, Lehigh Valley, or anywhere east of the Susquehanna River, Bright MLS is where your property needs to be.

West Penn Multi-List (WPML) covers western Pennsylvania including Pittsburgh and surrounding counties.

Flat-fee MLS services for Pennsylvania FSBO sellers:

Houzeo, ListWithFreedom, and Pennsylvania-specific flat-fee brokers offer entry-only listings on Bright MLS or WPML for $150-400. You set the buyer's agent co-op commission (2-2.5% is standard in PA markets).
Flat-fee MLS listings syndicate to Realtor.com, Zillow, and Trulia automatically.
ListYourOwn.homes provides direct buyer-facing exposure.

Other platforms:

Zillow For Sale By Owner
Facebook Marketplace (extremely active in Philadelphia suburbs and Pittsburgh area)
Craigslist Philadelphia / Pittsburgh
Nextdoor (strong in suburban PA communities)

Checklist: Pennsylvania FSBO Process

Pull comps from Zillow, Redfin, and county assessment records
Complete the Pennsylvania Seller Property Disclosure Statement
Gather lead-based paint disclosures if home was built before 1978
Test for radon if you do not have a recent test result
Compile HOA documents if applicable (PA disclosure requires this)
Calculate net proceeds after transfer taxes (use your county's rate)
Hire a professional photographer ($150-300)
List on ListYourOwn.homes and Zillow FSBO
Choose a flat-fee MLS service for Bright MLS or WPML exposure
Set buyer's agent co-op commission if listing on MLS
Deliver Seller Property Disclosure Statement to each prospective buyer before they sign an offer
Review offers and verify buyer pre-approval or proof of funds
Negotiate and sign an agreement of sale
Accept buyer's inspection and negotiate any repair requests or credits
Confirm buyer's mortgage commitment within the contingency deadline
Choose a title company or settlement agent (get quotes from 2-3)
Provide your mortgage payoff information to the settlement agent
Review the settlement statement (HUD-1 or ALTA) carefully before settlement day
Attend settlement and sign deed and transfer documents
Receive proceeds by wire transfer

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