Greater Philadelphia

Philadelphia, PA

Philadelphia has one of the highest transfer taxes in the country: 4.578% combined since July 1, 2025, usually split between buyer and seller. Rowhouse lots zoned single-family often need a variance to add units, so a free per-address lookup in Atlas is the first step for any upside plan.

💡 Upside tip

Run the address through Atlas before you offer: it shows zoning, L&I permits and violations, and water/sewer status in one place, so you can spot an illegal unit conversion, open violations or unpaid water bills that can become liens on the property.

Offers & competition

Agents use the Pennsylvania Association of REALTORS Standard Agreement of Sale. Typical contingencies cover home, wood-destroying insect, radon and water/sewer inspections, plus mortgage and appraisal.

Closing & who pays

Title companies run closings and attorneys are optional. Before closing, confirm the Use and Occupancy status for multi-unit properties and clear any Water Revenue Bureau balances, since unpaid water bills can attach to the property.

Transfer taxes

Since July 1, 2025 the city realty transfer tax is 3.578% plus the 1% state tax, a combined 4.578%; the older 4.278% figure is out of date. Custom and the standard form split it 50/50 (about 2.289% each), and it applies to the greater of the price or the assessed value times the Common Level Ratio.

Seller disclosures

Pennsylvania's Real Estate Seller Disclosure Law requires sellers of 1 to 4 unit homes to give a written disclosure before the agreement is signed, with exemptions such as new construction, foreclosures and fiduciary sales. Philadelphia adds city items such as L&I violation and certification requirements for certain sales.

What you can build

Many rowhouse lots are zoned single-family RSA-5, so converting to a duplex or triplex usually needs a variance from the Zoning Board of Adjustment. Properties on the historic register or in historic districts need Philadelphia Historical Commission approval for exterior changes.

Permits & records

Atlas gives per-address assessment, deeds, L&I permits, violations, licenses, zoning and water/sewer data, and the eCLIPSE portal handles new permit applications. Deeds are also searchable in PhilaDox; check eCLIPSE for current review timelines.

Property tax

Philadelphia assesses at full market value and reassessed again for Tax Year 2027: notices went to more than 580,000 properties from June 29, 2026, with a projected median residential bill change of about $97. The TY2027 appeal deadline has passed, so apply for the Homestead Exemption and other relief once you own the home.

Rent rules

Our research found no rent-cap program in Philadelphia. Landlords should still expect city requirements such as lead-safe certification for rentals occupied by young children.

Key risks

Flood risk concentrates along the Schuylkill and Delaware rivers, including Eastwick and Manayunk; check FEMA maps and remember that remodeling over 50% of value in a flood zone triggers full flood-code compliance. Unpaid water bills and open L&I violations are the common hidden liabilities.

⚠ Still verifying

Not re-verified: whether any further FY2027 change to the city transfer tax rate occurred, Philadelphia's 2024 to 2025 ADU legislation, the phase-down of the 10-year tax abatement for permits after Dec 31, 2021, city lead-safe and L&I certification details, and local flood ordinance specifics.

Official sources

Updated: 2026-10 · Summaries of public rules as of the date shown. Not legal or tax advice. Always confirm with the official source.