Pennsylvania County-by-county buyer and settlement-agent checklist

We encourage everyone to use their favorite AI tools such as ChatGPT, Google Gemini, Microsoft Copilot, Meta AI or Claude to generate a targeting checklist for your specific municipal requirements by asking the questions below:

County, key areas and Sprinkle of Questions to ask AI

Lehigh — Allentown, Bethlehem, Emmaus, Whitehall, Lower Macungie

Ask whether a local resale or occupancy inspection applies.

Check sewer/water balances and HOA charges.

Verify local transfer tax and any municipality-specific tax.

Northampton — Easton, Bethlehem, Nazareth, Palmer, Forks

Check municipal liens, utility balances, and local inspection rules.

Confirm the combined rate, current recording fee, and deed requirements with the county Recorder.

Wayne — Honesdale, Hawley, Lake Ariel, Waymart

Review private-road maintenance agreements, well/septic issues, and community fees where relevant.

Include municipality and county on the deed; verify the signed grantee-address certification and transfer-tax forms. If multiple municipalities are involved, document the tax allocation.

Pike — Milford, Matamoras, Dingmans Ferry, Lords Valley

Check private-road obligations, community association charges, well/septic testing, and applicable local permits.

 Confirm local tax, lien searches, and recording requirements for the parcel.

Monroe — Stroudsburg, East Stroudsburg, Mount Pocono, Pocono Township

Review community fees, sewer/water balances, and well/septic matters.

Use the verified 1% state + 1% municipal starting point and calculate on taxable value.

Carbon — Jim Thorpe, Lehighton, Palmerton, Nesquehoning

Check municipal liens, utility charges, well/septic conditions, and local occupancy requirements.

 Verify the current local tax and county recording fee schedule.

Schuylkill — Pottsville, Tamaqua, Shenandoah, Orwigsburg

Check municipal balances, outstanding code issues, and resale inspection rules.

Confirm local tax and recording requirements; resolve title issues and municipal balances as needed.

Berks — Reading, Wyomissing, West Reading, Kutztown, Exeter Township

Ask about municipal liens, utility balances, and resale or occupancy rules.

Apply Reading's 5% total rate versus the 2% total rate listed for other municipalities; verify the current county fee schedule and accepted payment methods.

Lancaster — Lancaster City, Ephrata, Lititz, Elizabethtown, Manheim Township

Distinguish city from township requirements; check utility balances, inspections, and local permits.

Confirm the municipality-specific tax and any local certifications.

Lebanon — Lebanon City, Palmyra, Annville, North Cornwall Township

Check local lien and utility balances, occupancy rules, and any HOA charges.

Confirm transfer tax, recording charges, and local certification requirements.

Bucks — Doylestown, Bensalem, Levittown, Newtown, Quakertown

 Check municipal lien and utility requirements, resale inspections, and HOA/condo charges.

 Use the 2% baseline only after verifying the parcel's rate. Follow the county's current payment rules; personal checks are not accepted for transfer-tax payments.

Montgomery — Norristown, Pottstown, King of Prussia, Lansdale, Abington

Check municipal balances, occupancy requirements, resale inspections, and HOA charges.

Use the 2% total tax; submit separate checks for recording fees and transfer tax, and current Statement of Value forms where required.

Chester — West Chester, Coatesville, Exton, Downingtown, Phoenixville

 Confirm local inspections, utility balances, and private well/septic requirements.

 Verify whether the municipality has a local-rate exception. Follow the current county fee schedule and payment restrictions.

Philadelphia — Philadelphia City

 Check city tax and water balances, applicable permits or certifications, and possession arrangements.

 Budget 4.578% transfer tax; verify the tax payment, deed documentation, and current Department of Records fees.

Delaware — Media, Upper Darby, Chester City, Radnor, Haverford

Check municipal lien balances, sewer/water charges, and local inspection or occupancy requirements.

 Verify whether the municipality has an exception to the standard 1% local tax. Follow the county's current deed requirements.

York — York City, Hanover, Springettsbury, Dover, Red Lion

Check local liens, utilities, tax prorations, and any occupancy or resale requirements.

 Verify current fees, property identification numbers, names, and recording requirements.

Lackawanna — Scranton, Dunmore, Clarks Summit, Old Forge, Carbondale

Check municipal liens, utility balances, local inspections, and occupancy rules.

 Verify the combined tax rate, current recording charges, and municipal certifications for the actual property.

Let us know your results!