Pennsylvania Home Sale Calculator: Cash Offer vs. Traditional Net Proceeds
See exactly what you'd walk away with from a traditional sale vs. a cash offer — with county-specific PA closing costs, itemized fees, and real 2026 contractor repair pricing. No guessing.
Enter Your Property Details
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What would your home be worth in move-in-ready condition?
Selecting your county gives you a more accurate estimate based on local transfer tax rates.
Select the repairs your home needs. Prices are PA averages from HomeAdvisor, Angi, and local contractors.
This calculator provides estimates based on PA market data and averages. Your actual results will vary based on property condition, negotiations, and market conditions. ClearEdge's actual cash offer may be higher or lower than the estimate shown. For an accurate number, request a no-obligation offer.
Where Do These Numbers Come From?
Every number in this calculator is sourced from real Pennsylvania data: PA-regulated title insurance rates, county-specific transfer taxes, and current contractor pricing from HomeAdvisor, Angi, This Old House, and PA-based contractors.
ClearEdge built this calculator to help homeowners make informed decisions, not to push anyone toward a particular option. If the numbers say listing with an agent makes more sense for your situation, we'll tell you that.
Costs Most Sellers Don't Expect
Agent Commissions (5.81%)
This is the combined PA average for listing agent + buyer's agent commissions. Even after the 2024 NAR settlement that made buyer's agent commission technically negotiable, most PA sellers still offer it because homes that don't attract fewer showings. On a $280,000 home, that's over $16,000.
Transfer Tax (varies by county)
PA charges a real estate transfer tax split between buyer and seller. The state portion is 1% (you pay half — 0.5%). Your municipality adds its own local transfer tax on top. This varies by county, which is why we ask for yours. Example: In Lehigh County, your seller portion totals about 1.0% of the sale price.
Title Insurance
PA title insurance rates are regulated by the state — every title company charges the same rates. The seller typically pays for the owner's title insurance policy, which protects the buyer's lender. The rate is tiered: $5.75 per $1,000 on the first $100K, $5.00 per $1,000 from $100K–$500K, and lower rates above that. On a $280,000 home, that's approximately $1,475.
Settlement & Recording Fees (~$1,575)
These are the fees charged by the title company and county to process your sale: settlement/closing fee ($650), title search ($300), document preparation ($150), notary ($100), recording fees ($200), and the municipal lien letter ($175) that confirms you have no outstanding water, sewer, trash, or code liens.
Post-Inspection Concessions (1.5%)
This is the cost most traditional sellers don't see coming. After a buyer's home inspector walks through, they almost always find issues and negotiate credits or repairs. In Eastern Pennsylvania — where much of the housing stock dates to the early 1900s — this averages 1.5% of the sale price, and can run 3%+ on older homes. That's $4,200 on a $280,000 home that wasn't in your plan.
Home Warranty + Compliance (~$850)
Buyers in PA frequently request a home warranty ($500), and sellers need to cover a use & occupancy inspection ($150), smoke/CO detector compliance ($100), and pest/termite inspection ($100). Small individually, but they add up.
Carrying Costs (while listed)
Every month your house sits on the market, you're paying mortgage principal & interest, property taxes, homeowner's insurance, utilities (must stay on for showings), and lawn/maintenance. For a $280,000 home in Lehigh County, that's approximately $1,720 per month. If your home needs repairs before listing, add 1–3 months of repair time before you even hit the market.
Repair Costs
The repair estimates in our calculator use current Pennsylvania contractor pricing sourced from HomeAdvisor, Angi, This Old House, and PA-based contractors. We use the midpoint of each range — not the high end — to give you a realistic (not inflated) estimate of what these repairs actually cost homeowners in Eastern PA.
How We Calculate the ClearEdge Cash Offer
ClearEdge's offer is a percentage of your home's market value. That percentage adjusts based on the condition of the property — homes needing more work receive a lower percentage because ClearEdge takes on all repair costs and risk.
The offer covers ALL closing costs, commissions, and fees. The number you see is the number you walk away with.
This calculator gives you an estimate. To get your real number, request a no-obligation cash offer — we'll explain exactly how we calculated it, and you'll have 30 days to decide.
What This Calculator Can't Account For
Price reductions: 30–40% of PA listings reduce price at least once. This calculator assumes you sell at full asking price.
Deal fall-through: 15–20% of traditional sales collapse after going under contract (financing falls through, inspection issues, buyer gets cold feet). This calculator assumes a clean close.
Multiple rounds of negotiation: Buyers often negotiate twice — once on price, once after inspection. This calculator only accounts for one round of inspection concessions.
Seasonal timing: Homes listed in winter in Eastern PA typically take longer to sell and may sell for less.
Emotional cost: The stress of keeping a home show-ready for months, coordinating with agents, managing repairs, and uncertainty isn't reflected in any number.
Calculator FAQ
Common questions about this calculator and getting a real offer.
Our calculator uses PA-regulated title insurance rates, county-specific transfer tax data, and current contractor pricing from sources like HomeAdvisor and Angi. It provides a realistic estimate, but your actual costs may vary based on your specific property, negotiations, and market conditions. For your exact cash offer number, request a free, no-obligation offer from ClearEdge.
Most sellers only think about agent commissions. But commissions are just the start — transfer taxes, title insurance, settlement fees, inspection concessions, carrying costs, and repairs all add up. On a typical Eastern PA home, total selling costs run 8–12% of the sale price before repairs.
We evaluate your home's market value and condition, then make an offer based on the property's as-is state. Our offer accounts for the repairs we'll need to make and our operating costs. We cover all closing costs, commissions, and fees — the number we quote is the number you receive at closing.
No. We buy properties in any condition — foundation issues, roof damage, outdated systems, code violations, environmental concerns. You don't need to fix, clean, or update anything.
Then you should list with an agent, and we'll tell you that. We built this calculator to help you make the best decision for your situation — not to pressure you into a cash sale. If the numbers say listing is better for you, that's the right move.
Our repair estimates use current Pennsylvania contractor pricing from HomeAdvisor, Angi, This Old House, and PA-based contractors. We use the midpoint of published price ranges — not the high end — to provide realistic estimates. Your actual costs may be higher or lower depending on your property's specific conditions and the contractors you hire.
Still have questions?
We're here to help. Call Tyler directly or reach out.
Find Out What Your House Is Worth in Cash
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