Are you wondering how much cash you’ll really need to close on a home in Harrisburg? You are not alone. Closing costs can feel confusing, especially with Pennsylvania’s transfer taxes and local practices. In this guide, you’ll learn what closing costs cover, how they’re calculated here in Dauphin County, and what you can do to plan and save. Let’s dive in.
What closing costs cover
Closing costs are the third-party fees and prepaid items you pay to complete your purchase. They are separate from your down payment. Common categories include:
- Lender fees, appraisal, and any points
- Title, settlement, and recording charges
- Transfer taxes and government fees
- Inspections and surveys
- Prepaids and escrow reserves for taxes and insurance
- Attorney fees and any HOA or miscellaneous charges
Plan your budget: 2% to 6%
A simple planning rule is to budget 2% to 6% of the purchase price for buyer closing costs, not counting your down payment. In Pennsylvania, realty transfer taxes can be a larger line item than in some states, so totals may sit toward the higher end. Who pays specific items often depends on local custom and negotiation. Your lender and title company will provide exact figures for your property and loan.
Harrisburg buyer cost breakdown
Transfer taxes and stamps
Transfer tax is charged on the sale price and is due at closing. Pennsylvania collects a state realty transfer tax and many municipalities add a local component. The exact combined rate varies by municipality, so confirm the rate for the specific Harrisburg address with your title company or local tax office. Payment is often negotiated, so ask your agent what is typical for your area.
Lender fees and loan charges
Expect a mix of origination, processing, underwriting, credit report, flood certification, and an appraisal. Appraisals commonly range from about $400 to $800 depending on property type. If you buy points to lower your rate, each point equals 1% of the loan amount. You will also prepay interest from your closing date until your first payment and fund initial escrow deposits for taxes and homeowners insurance.
Title, settlement, and recording
Title work includes the title search and exam. When you finance, the lender’s title policy is required. The owner’s policy is optional but recommended to protect your equity. Premiums are schedule-based and scale with price. You will also see a settlement fee and recording fees. In Dauphin County, the Recorder of Deeds handles recording; your title company calculates these fees and lists them on your Closing Disclosure.
Inspections and surveys
A general home inspection commonly runs about $300 to $600 for a single-family home. You may add specialized inspections such as pest, radon, sewer scope, septic, or well testing. A survey may be required by your lender or requested by you; cost depends on lot size and complexity.
Attorney fees
Many Pennsylvania buyers consult an attorney for contract review and closing. Fees vary from several hundred dollars for limited review to $1,000 or more for full representation. Some buyers rely on the title company’s attorney and tailor scope to their needs.
HOA and miscellaneous
If the property is in an HOA, there may be a resale document packet, transfer fee, or prorated dues. Certain municipal or utility fees can also apply in specific cases.
Prorations and payoffs
Property taxes and utilities are prorated to the closing date. Depending on timing, you may owe or receive a credit. Dauphin County and municipal billing cycles influence these prorations; your title company will calculate the exact amounts.
Examples: what you might pay
The following examples are illustrative, not quotes. They assume a conventional loan with 10% down and an example combined transfer tax of 2% for demonstration only. Always verify the actual municipal rate and request written estimates from your lender and title company.
Example: $180,000 purchase
- Transfer tax at 2% example: $3,600
- Lender and loan costs (including about 0.5% origination): about $900
- Title and recording: $1,000 to $2,000
- Inspections and reports: about $350
- Prepaids and escrows: $800 to $2,000
- Attorney or closing fee: $500 to $1,000
- Estimated total closing costs: roughly $7,000 to $10,000 (about 3.9% to 5.6%)
Example: $325,000 purchase
- Transfer tax at 2% example: $6,500
- Lender and loan costs: $1,600 to $3,250
- Title and recording: $1,500 to $3,000
- Inspections and specialty: $400 to $800
- Prepaids and escrows: $1,500 to $3,000
- Attorney or closing fee: $500 to $1,500
- Estimated total closing costs: roughly $11,500 to $18,000 (about 3.5% to 5.5%)
Example: $500,000 purchase
- Transfer tax at 2% example: $10,000
- Lender and loan costs: $2,500 to $5,000
- Title and recording: $2,000 to $4,000
- Inspections and survey: $500 to $1,500
- Prepaids and escrows: $2,500 to $5,000
- Attorney or closing: $750 to $2,000
- Estimated total closing costs: roughly $18,000 to $27,500 (about 3.6% to 5.5%)
Note: Transfer tax is often one of the largest line items. If the rate for your municipality is higher or lower, your total will move accordingly. If the seller agrees to pay a portion of costs or the transfer tax, your cash to close can drop substantially.
Ways to reduce cash to close
- Ask your lender for a Loan Estimate early so you can compare options and see if lender credits make sense.
- Request an itemized closing-cost worksheet from a local title or settlement company for the specific address.
- Compare your Loan Estimate and Closing Disclosure line by line, and ask questions on any fee that is unclear.
- Talk with your agent about negotiating seller concessions, and about timing the closing date to reduce prepaid interest.
- If permitted by your program and lender, some costs may be financed. This raises your loan amount and monthly payment, so weigh the tradeoffs.
Where to verify costs locally
- Dauphin County Recorder of Deeds for recording fees and process.
- Dauphin County Tax Assessment or Tax Claim Bureau for tax schedules and billing cycles.
- Harrisburg City Finance or Tax Office for municipal tax practices and whether any city transfer tax applies.
- Pennsylvania Department of Revenue for state transfer tax rules and exemptions.
- Local title companies and closing attorneys for title premiums, transfer tax calculations, and settlement charges.
- Your lender for exact lender fees and your official Loan Estimate.
Next steps with Jennifer
If you are planning a Harrisburg or Dauphin County purchase, the fastest way to get real numbers is to pair a lender’s Loan Estimate with a title company’s closing worksheet for your specific property. I can help you request both, compare them, and build a plan that fits your budget.
Have questions or want a personalized estimate and offer strategy? Reach out to Jennifer Jablonski for local guidance, responsive communication, and a low-stress path to the closing table.
FAQs
How much are closing costs for Harrisburg buyers?
- Plan for about 2% to 6% of the purchase price, depending on your loan, transfer taxes, who pays which fees, and prepaids. Get an official Loan Estimate and title quote.
Who pays the realty transfer tax in Harrisburg?
- Payment is often negotiated and varies by local custom. Confirm expectations for your specific property with your agent and title company.
Can I roll closing costs into my mortgage?
- In some cases, certain fees can be financed if your loan program and lender allow it, but this increases your loan amount and monthly payment.
What documents show my exact closing costs?
- Your lender provides a Loan Estimate early and a Closing Disclosure at least three business days before closing. The title company provides a settlement statement.
What inspections should I expect to pay for?
- A general home inspection is common, with optional pest, radon, sewer, septic, or well tests. Costs vary by property type and scope.
How are property taxes handled at closing in Dauphin County?
- Taxes are prorated to your closing date based on county and municipal billing cycles. Your title company will calculate whether you owe or receive a credit.
