Welcome to our York & Lancaster County Real Estate FAQ page—these are the questions we hear most often from local buyers and sellers. For deeper explanations and timely local updates, visit our Real Estate News & Advice Page and our YouTube channel. If you don’t see your question here, reach out—we’re happy to help.
Closing costs vary by loan type and the terms you negotiate, but buyers often see totals in the ~2%–5% range of the purchase price. Typical items include lender fees, appraisal, title work, escrow/settlement fees, and prepaid items like homeowners insurance.
Pennsylvania imposes a 1% state realty transfer tax, and most local areas add a local transfer tax (often another 1%), though local rates can vary. Legally, both buyer and seller are liable, and it’s usually split by custom—but it’s negotiable in the agreement.
In many MLS-based transactions, a written buyer agreement is required before touring a home (including live virtual tours). This document explains what your agent will do, how compensation works, and what options you have.
A pre-approval is strongly recommended before you tour homes seriously—especially if you might compete with other buyers. It helps you set a realistic budget and makes your offer stronger because the seller sees you’ve already talked to a lender.
Sometimes, yes. Pennsylvania buyers may qualify for programs through the Pennsylvania Housing Finance Agency (PHFA). Availability and eligibility depend on income, purchase price, and other guidelines.
Earnest money (good-faith deposit) is money you put down to show you’re serious. There’s no single “required” amount statewide—your deposit is set in the contract and is typically held in escrow until closing (or released according to the agreement if a contingency is triggered).
A common timeline is about 30–60 days from accepted offer to closing, but it can be faster or slower depending on the loan type, inspection items, appraisal timing, and title work. Cash purchases or strong local lenders can sometimes close sooner.
Many PA offers include an inspection contingency with a set number of days to complete inspections and decide how to proceed. Deadlines matter—so we’ll help you line up inspections quickly and keep the timeline on track.
Most residential sellers must provide a Seller’s Property Disclosure Statement covering known material defects—issues the seller knows about that a buyer might not easily see. This helps set expectations early and reduces surprises later.
Online estimates can be a helpful starting point, but they often miss condition, upgrades, layout, lot features, and hyper-local differences. A strong pricing plan uses recent comparable sales, current competition, and your home’s specific features to arrive at a realistic range.
The biggest wins usually come from curb appeal, deep cleaning, decluttering, lighting, and small repairs that show up during inspections. The goal is to reduce buyer “what if?” doubts so your home feels easy to say yes to.
A competitive offer isn’t just price. Strong pre-approval, clean documentation, smart timing, flexible settlement terms, and a clear contingency strategy can all help. We’ll tailor a plan that protects you while still being attractive to the seller.