Understanding Transfer Taxes in Allegheny, Westmoreland, Beaver & Butler Counties

When buying or selling a home in Pennsylvania, one cost that often surprises people is the realty transfer tax. Whether you’re closing on your first home or transferring property to a family member, understanding how this tax works—and how it varies by county—can help you avoid unexpected costs at the closing table.

 What Is the Realty Transfer Tax?

In Pennsylvania, a Realty Transfer Tax (RTT) is charged whenever real property is transferred by deed or long-term lease. The state of Pennsylvania imposes a 1% tax, and local governments (county, municipality, and school district) can add their own percentage on top.

That means the total transfer tax typically ranges from 2% to as high as 5%, depending on where the property is located.

The tax is usually split equally between the buyer and seller, but this can vary based on your sales agreement. And it is always important to get an estimated cost sheet prior to making offers on a home so you can get an idea of total closing cost amount. 

 Transfer Tax by County

Allegheny County

Allegheny County has one of the more complex realty transfer tax structures in Pennsylvania, as each municipality and school district may impose different local rates.

In most areas, the total transfer tax is 2% (1% state + 0.5% municipal + 0.5% school district). However, in certain places—like the City of Pittsburgh—the rate can be much higher.

For example:

• City of Pittsburgh: 3% city + 1% school + 1% state = 5% total

• Shaler Township: 0.5% municipal + 0.5% school + 1% state = 2% total

You can find the full list of rates by municipality here:
 Allegheny County Local Realty Transfer Tax Rates

Excerpt from the Allegheny County Chart:

Example:
If you buy a $200,000 home in Shaler Township:

• 1% State = $2,000

• 1% Local (0.5% municipal + 0.5% school) = $2,000

• Total Transfer Tax = $4,000

If you buy that same home in Pittsburgh:

• 1% State = $2,000

• 4% Local = $8,000

• Total Transfer Tax = $10,000

Beaver County

In Beaver County, things are much simpler. The local portion is 1% total (0.5% municipal + 0.5% school district).

Add in the 1% state portion, and the total transfer tax is 2% across most of the county.

So, for a $200,000 home:

• 1% State = $2,000

• 1% Local = $2,000

• Total Transfer Tax = $4,000

Westmoreland County

In Westmoreland County, most municipalities also follow the standard 2% total rate (1% state + 1% local).
Some areas could vary slightly, but overall, you can expect transfer taxes here to be among the more predictable in the region.

Always confirm with your title company or municipality before closing to ensure there are no local surcharges.

Butler County

Butler County’s transfer tax also tends to mirror the state standard:

• 1% to the state

• 1% local (split between the municipality and school district)

That means you’ll typically see a 2% total transfer tax on real estate transactions.

 Key Takeaways

• Pennsylvania charges a 1% state realty transfer tax.

• Local municipalities and school districts add their own percentages, usually another 1%.

• Total taxes range from 2%–5% depending on location.

• Allegheny County has the most variation—especially the City of Pittsburgh at 5%.

• Beaver, Butler, and Westmoreland Counties are generally around 2%.

 Final Thoughts

Transfer taxes are a normal part of any Pennsylvania real estate transaction, but they can vary widely depending on where you buy or sell. Understanding these rates early in the process ensures you’re budgeting accurately and not caught off guard at closing.

If you’re buying or selling in Allegheny, Westmoreland, Beaver, or Butler County, talk to your title company or real estate professional to confirm your exact rate.

For more details, visit the Allegheny County Realty Transfer Tax Rates chart for up-to-date local information.

Contact us today:

Matt Durbin Team | EXP Realty
 Call/Text: (412) 727-8027
  EXP Realty: (888) 397.7352
 Email: matt@exppgh.com
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