Buying a Home in Pennsylvania Without an Agent
Skip the buyer's agent and save $8,400 on a median Pennsylvania home ($280,000).
A step-by-step guide for Pennsylvania buyers who want to keep the commission.
Pennsylvania Closing Requirements
Attorney Required at Closing
No — Title Company Can Close
Buyer Agent Required by Law
No — Agent Is Optional
Standard Inspection Period
10 Days
Potential Savings
$8,400 at median price
Title companies or attorneys can close. No buyer agent required, though attorney review is common.
Transfer Tax
Pennsylvania real estate transfer tax is 2% of sale price, split 50/50 (1% each for buyer and seller). Some municipalities add a local tax. Philadelphia has additional city transfer tax.
8 Steps to Buy Without an Agent in Pennsylvania
Get Pre-Approved for a Mortgage
Before searching for homes, get a pre-approval letter from a lender. This tells sellers how much you can borrow and shows you're a serious buyer. Compare rates from multiple lenders — even a 0.25% rate difference on a $280,000 Pennsylvania home saves thousands over the loan term.
Search for Homes
Use Zillow, Redfin, Realtor.com, and local MLS portals to find listings in Pennsylvania. Set up alerts for your target criteria. You can also drive neighborhoods and look for FSBO signs — those sellers have no listing agent and may be open to direct offers.
Research Comparable Sales
Before making an offer, research what similar homes have sold for in the last 90 days. Zillow, Redfin, and Pennsylvania county tax records provide recent sale prices to help you make a fair offer.
Schedule a Showing
Contact the seller's listing agent directly to schedule a showing. The listing agent represents the seller but is legally obligated to treat you fairly. You don't need your own agent to tour homes in Pennsylvania.
Write and Submit Your Offer
Prepare a written offer including purchase price, contingencies (inspection, financing, appraisal), closing date, and earnest money. In Pennsylvania, the inspection contingency window is typically 10 days — make sure it's in your offer.
Complete Inspections
You have 10 days to complete inspections in Pennsylvania. Hire a licensed home inspector to evaluate the property. Pennsylvania sellers must complete a Seller's Property Disclosure Statement. Radon is common in PA — always request a radon test during your inspection period. Many lenders require it anyway.
Secure Final Mortgage Approval
Work with your lender to complete underwriting, appraisal, and final approval. Respond quickly to any document requests and avoid major purchases or new credit during this period.
Close on Your Home
A title company handles your Pennsylvania closing — reviewing title, preparing the deed, and coordinating the transfer of funds. Review and sign all closing documents, pay your down payment and closing costs, and receive the keys.
Resources for Pennsylvania Buyers
Partner services to help you buy without a buyer's agent.