Buying a home in Pennsylvania Furnace comes with more than the purchase price. Closing costs can feel confusing, especially if this is your first time buying in Huntingdon County. You want a clear, local guide that helps you budget with confidence and avoid last-minute surprises. In this post, you’ll learn what closing costs include, what buyers typically pay in our area, how to estimate your total, and practical ways to save. Let’s dive in.
What closing costs cover
Closing costs are the one-time expenses you pay to finalize your home purchase. They usually total about 2% to 5% of the purchase price, not including your down payment. The final number depends on your loan type, local taxes and fees, timing, and which items you and the seller agree to cover in the contract.
Typical total in PA
Most Pennsylvania buyers who use a mortgage see closing costs around 2% to 5% of the price. The lower end is common for cash purchases or loans with minimal lender fees. The higher end often includes discount points, multiple inspections, and larger prepaids or escrows.
Lender fees you may see
Your lender’s charges can include origination, processing, underwriting, and a credit report. These often range from 0.5% to 1.5% of the loan amount, or a flat $500 to $3,000. If you choose to buy discount points to lower your interest rate, budget 0% to 3% of the loan amount for points.
Third-party services
Several independent providers support your purchase:
- Appraisal: typically $300 to $700 in rural PA markets.
- Home inspection: $300 to $600, with add-ons like radon ($100 to $200), pest ($75 to $250), and septic or well tests ($100 to $400 each).
- Title search, title insurance, and settlement: commonly $500 to $2,000+, depending on price and complexity. In Pennsylvania, an attorney or title company often conducts settlement.
Government charges
You will likely pay recording fees and transfer taxes. Recording fees often run $10 to $150 per document, depending on county. Pennsylvania has a state realty transfer tax, and some municipalities add their own. The total transfer tax often falls between 1% and 2% of the sale price, but exact rates and who pays vary by location and contract terms.
Prepaids and escrows
Most lenders collect several prepaids at closing. Expect prepaid interest from the day you close to month-end, the first year of homeowner’s insurance (often $600 to $2,500+), and an escrow deposit equal to several months of taxes and insurance. These amounts can add a few hundred to several thousand dollars depending on timing and property taxes.
Who pays what in Huntingdon County
Customs in Pennsylvania can vary by county and even by neighborhood. In many communities the seller often pays for the owner’s title policy and may cover transfer taxes, but this is not universal. In rural central PA, buyers typically pay lender-related costs, inspections, and prepaids. Always confirm who pays what in your purchase agreement and with your local title company or settlement attorney.
Rural Pennsylvania Furnace considerations
Homes around Pennsylvania Furnace often have rural features that add important due diligence. Many buyers order septic and well inspections, water quality testing, and sometimes a boundary survey. You may also encounter municipal lien searches for unpaid utilities or local fees. Plan for these items early so you can budget and negotiate any needed repairs or credits.
How to estimate your costs
Quick method
Use this step-by-step approach to build a reliable estimate:
- Start with the purchase price.
- Add lender fees: estimate 0.5% to 1.5% of the loan amount, or use your lender’s Loan Estimate.
- Add third-party fees: appraisal ($300 to $700), inspections ($300 to $600+), and credit/processing ($100 to $800 total, depending on lender).
- Add title and settlement: estimate $800 to $2,500 depending on price and complexity.
- Add government charges: recording fees plus an assumed 1% to 2% for transfer tax until you confirm the exact rate.
- Add prepaids and escrows: first-year insurance, 2 to 6 months of tax and insurance escrows, and prepaid interest.
- Subtract your earnest money deposit.
- Add a 5% to 10% buffer for unexpected items.
Example calculations
Use these quick scenarios to plan:
$200,000 purchase price
- Low at 2%: $4,000
- Typical at 3%: $6,000
- High at 5%: $10,000
$350,000 purchase price
- Low at 2%: $7,000
- Typical at 3%: $10,500
- High at 5%: $17,500
Your final numbers will depend on local taxes, escrow requirements, and any points, inspections, or credits.
Ways to avoid surprises and save
- Request a Loan Estimate early and compare lenders.
- Ask your title company or attorney for a detailed fee quote for Huntingdon County.
- Confirm transfer tax rates and who pays in your contract rather than assuming a default.
- Time your closing strategically. Closing earlier in the month reduces prepaid interest, while closings near tax due dates may change prorations.
- Budget for rural inspections like septic and well, and negotiate credits or repairs when needed.
- Keep a small reserve beyond your projected cash to close in case an inspection, survey, or form fee pops up.
What to expect before closing
Key documents you will receive
- Loan Estimate within 3 business days of applying for a mortgage.
- Closing Disclosure at least 3 business days before closing that shows your final closing costs.
- Title commitment and any survey or HOA documents, if applicable.
- Any local deed and recording forms required for settlement.
Day-of-closing checklist
- Bring a government-issued photo ID.
- Arrange your closing funds by wire or cashier’s check, per settlement instructions.
- Review the Closing Disclosure to confirm lender fees, transfer taxes, title charges, and escrow amounts.
- Make sure repairs or agreed credits are documented in writing.
Ready to run your numbers?
If you are buying in Pennsylvania Furnace or anywhere in Huntingdon County, you deserve clear estimates and a smooth closing. Our team can explain every line item, connect you with trusted local lenders and title partners, and help you negotiate who pays which costs. When you are ready, reach out to The Trish Mills Team for local guidance tailored to your goals.
FAQs
How much are closing costs on a $250,000 home in Pennsylvania Furnace?
- Plan for 2% to 5%, or about $5,000 to $12,500, depending on lender fees, inspections, title charges, transfer taxes, and prepaids.
Are transfer taxes split between buyer and seller in Huntingdon County?
- Customs vary by community and contract. In many Pennsylvania markets sellers cover some items like the owner’s title policy and sometimes transfer taxes, but parties often split or negotiate. Confirm the split in your agreement.
What inspections are common for rural homes near Pennsylvania Furnace?
- A general home inspection, radon test, pest inspection, septic and well testing, and sometimes a boundary survey or sewer scope, depending on the property.
When will I get my final closing numbers?
- You should receive a Closing Disclosure at least 3 business days before closing that lists your final costs, plus any updates from the title company or attorney.
Can seller credits reduce my cash to close?
- Yes. You can negotiate seller credits toward closing costs, subject to lender and loan-program limits. Credits cannot usually be applied to your minimum down payment requirements.
