One of the most consistent surprises I see at the settlement table isn’t the sale price — it’s the closing costs. Sellers often come in with a rough number in their head and leave having paid more than they expected, not because they were misled, but because nobody walked them through the full picture in advance.
This post fixes that. Below is every cost a seller in Monroe County or the Pocono Mountains should plan for, explained clearly, so there are no surprises on closing day.
Quick note: these are the typical costs for a residential sale in Pennsylvania. Exact figures vary by municipality, sale price, and the specific terms negotiated in your agreement of sale. I walk every seller through a personalized net sheet before we list — so you know your actual numbers, not estimates. Request a free consultation →
The Big Three: What Most of Your Closing Costs Are
1. Real Estate Commission
Commission is typically the largest single cost in a residential sale. It’s negotiated between you and your listing agent and expressed as a percentage of the sale price. Commission structures have evolved following NAR settlement changes in 2024 — how buyer’s agent compensation is handled is now more explicitly negotiated as part of the agreement of sale rather than automatically baked into the listing.
I offer transparent commission options tailored to the property, price point, and your goals. We discuss this directly in our first conversation so you know exactly what you’re agreeing to before signing a listing agreement.
2. Pennsylvania Transfer Tax
Pennsylvania imposes a real estate transfer tax of 1% of the sale price, paid to the state. This is split equally between buyer and seller by default (each pays 0.5%), though this can be negotiated in the agreement of sale.
On a $350,000 sale, the state transfer tax is $3,500. The seller’s default share is $1,750.
3. Local Transfer Tax
In addition to the state transfer tax, Pennsylvania municipalities and school districts impose their own local transfer taxes. In Monroe County, the combined local transfer tax varies by municipality — it is commonly 1% of the sale price, again typically split between buyer and seller, though this varies.
Combined, state and local transfer taxes often total 2% of the sale price, split between buyer and seller. On a $350,000 sale, the combined transfer tax is $7,000 — the seller’s share is typically around $3,500.
Additional Seller Costs to Plan For
Mortgage Payoff
If you have an existing mortgage, the full remaining balance plus any accrued interest is paid off at closing from your sale proceeds. This isn’t technically a “closing cost,” but it directly affects your net proceeds. Your lender will provide a payoff statement in advance of settlement.
Title and Settlement Fees
Pennsylvania uses title companies or attorneys to conduct closings. Sellers typically pay for the deed preparation (a modest fee, often $100–$250) and may share in or pay some settlement fees depending on what’s negotiated in the agreement. The buyer typically pays for the title search and title insurance on their end, but review your specific agreement.
Outstanding Liens and HOA Balances
Any outstanding property tax balances, municipal liens, or HOA dues will be satisfied from your proceeds at closing. If you’re in an HOA community — which many Pocono properties are — the title company will request a payoff or estoppel letter from the association. Some HOAs charge a fee for this letter, typically $100–$400.
Pre-Listing Costs
These aren’t paid at closing, but they’re real costs of selling that affect your bottom line. Depending on the property and the strategy we develop together, pre-listing costs might include:
- Professional photography — standard in my listings; the cost varies by property size
- Repairs and touch-ups — minor repairs to address deferred maintenance before going to market
- Staging — can range from rearranging what’s there to bringing in furniture; full staging is not always necessary or recommended
- Pre-listing inspection — optional but sometimes strategic, particularly for homes with known issues
Seller Concessions
Seller concessions — contributions toward the buyer’s closing costs — are common in Monroe County and can be a negotiating tool. In a slower market or with a motivated seller, concessions of 2%–3% of the sale price are not unusual. These are negotiated as part of the offer and paid from proceeds at closing.
Whether to offer concessions, and how much, is a strategic conversation we have when reviewing any offer. The right answer depends on the strength of the offer overall, not just the concession amount.
What a Seller’s Net Sheet Looks Like
Before we list your home, I build a seller’s net sheet — a simple one-page summary that shows your estimated proceeds at different sale prices, after all costs. It includes commission, transfer taxes, your mortgage payoff, and any other known costs specific to your property.
Here’s a simplified example for a Monroe County property selling at $350,000 with a $200,000 mortgage payoff:
| Item | Estimated Amount |
|---|---|
| Sale Price | $350,000 |
| Real Estate Commission (example: 5%) | −$17,500 |
| PA State Transfer Tax (seller’s share, 0.5%) | −$1,750 |
| Local Transfer Tax (seller’s share, approx. 0.5%) | −$1,750 |
| Deed Preparation | −$200 |
| HOA Estoppel Letter (if applicable) | −$200 |
| Mortgage Payoff | −$200,000 |
| Estimated Net Proceeds | ~$128,600 |
Your actual net sheet will reflect your specific property, your mortgage balance, your municipality’s local transfer tax rate, and any concessions negotiated in the final agreement. The example above uses a 5% commission for illustration purposes only — actual commission is discussed and agreed to separately.
What’s Typically Negotiable
A few items in a Pennsylvania residential sale are fixed (state transfer tax rate), but more are negotiable than sellers often realize:
- Transfer tax split — by custom split between buyer and seller, but the split can be negotiated in the agreement
- Seller concessions — fully negotiated as part of any offer
- Commission — set by agreement with your listing agent before signing
- Settlement service providers — you generally have the right to choose your own title company
Common Questions From Monroe County Sellers
Do I pay taxes on my profit from the sale?
Possibly, depending on how long you owned the home and how it was used. The federal capital gains exclusion allows most homeowners who have lived in the property as their primary residence for at least 2 of the last 5 years to exclude up to $250,000 of gain ($500,000 for married filing jointly) from federal income tax. Investment properties and vacation homes are treated differently. Consult a tax professional for advice specific to your situation.
What if I’m selling a vacation home or short-term rental?
The closing cost structure is similar, but the tax implications differ significantly from a primary residence sale. Depreciation recapture, capital gains treatment, and 1031 exchange eligibility are all worth discussing with your accountant before you list. I can walk you through the real estate side; a CPA handles the tax side.
Can the buyer pay all the transfer taxes?
Yes — the split is a matter of negotiation, not law. In a strong seller’s market, asking the buyer to cover a larger share of transfer taxes (or all of them) is not uncommon. In a softer market, sellers sometimes cover a larger share to make the deal work. It all depends on the offer and the negotiating context.
Know Your Numbers Before You List
The best time to understand your closing costs is before you decide to sell — not the morning of settlement. A clear picture of your net proceeds helps you make better decisions about pricing, timing, and which offers to accept.
If you’re thinking about selling a home in Monroe County or the Pocono Mountains, I’ll build you a personalized net sheet at no cost and with no obligation. It takes about 15 minutes and gives you a clear, honest picture of what you’ll walk away with.
For more on the selling process, see the Sell page and the Pocono Real Estate FAQ. Or reach out directly.