Pittsburgh Seller Tool
The sale price is not the number you keep. Enter your numbers and see, line by line, what you actually walk away with at closing on a Pittsburgh-area home in 2026. Everything runs privately in your browser. Nothing is sent anywhere.
Read the full breakdownEdit any field. Results recalculate instantly. Defaults are clearly labeled estimates, not quotes.
The contract price you expect to sell for.
Use the lender payoff figure, not your last statement balance. The payoff is higher because daily interest accrues until closing. Include any second lien or home equity line.
Commission is negotiable and is not set by law. Since the 2024 National Association of Realtors settlement, buyer-agent compensation is separately negotiable and optional, decided in writing on each listing. Set the buyer side to 0 to model offering no buyer-agent compensation.
PA realty transfer tax is 1% state plus a local portion that varies by municipality and school district. Rates vary by municipality. Confirm the exact rate for the property address. Do not assume a flat 2% if the property is inside Pittsburgh city limits.
Editable assumption. By long-standing Western PA custom the transfer tax is commonly split 50/50 between buyer and seller, but the split is negotiable and is whatever the contract says.
County, municipal, and school taxes are prorated at closing for the part of the year you owned the home. The amount depends on the closing date relative to each billing cycle, so the same house produces a different figure in March than in September.
Estimate, confirm with your title company. Typically deed preparation and a share of settlement and document fees, usually modest fixed-dollar charges.
A negotiated credit toward the buyer's closing costs or post-inspection repairs. Capped by the buyer's loan program. Zero if none is agreed.
Off-settlement costs of getting the home sold: paint, repairs, cleaning, staging, photography. Real costs of selling, so they belong on an honest net analysis.
Estimated Net Proceeds
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The cash you walk away with after every cost above and your mortgage payoff.
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This tool follows the same logic as a real seller net sheet. It starts with your sale price and subtracts every cost in the order it appears at closing: total real estate commission, the seller's share of the Pennsylvania realty transfer tax, prorated property taxes, title and settlement fees, negotiated buyer concessions, and home preparation. That gives proceeds before payoff. It then subtracts the mortgage payoff to reach estimated net proceeds. Every line is shown so you can see exactly how the number is built.
Total commission is the listing-side percentage plus the buyer-agent percentage you offer, applied to the sale price. Commission is negotiable and not set by law, and since the 2024 National Association of Realtors settlement the buyer-agent portion is separately negotiable and optional. The transfer tax line takes your selected combined municipal rate, applies it to the sale price for the full tax, then multiplies by your editable seller-share assumption. The combined rate varies by municipality, and the City of Pittsburgh is notably higher than most suburban municipalities, so always confirm the exact rate for the property address.
For the complete written explanation of every cost, including how proration changes with the closing date and how the 2024 settlement changed commission conversations, read the full breakdown: What Pittsburgh Home Sellers Actually Net in 2026: The Real Seller's Net Sheet.
Selling costs in the Pittsburgh area in 2026 typically run roughly 7% to 10% of the sale price before the mortgage payoff. The largest line item is the real estate commission, which is negotiable and not set by law. Other costs include the seller's share of Pennsylvania realty transfer tax, prorated property taxes, title and settlement fees, deed preparation, and any negotiated buyer concessions. The exact total depends on the municipality, the negotiated commission, and the contract terms, so a customized net sheet for the specific address is the only accurate answer for any individual sale.
Pennsylvania charges a realty transfer tax when real estate changes hands. The state portion is 1% of the sale price everywhere in Pennsylvania. A local portion is added by the municipality and school district, which commonly totals another 1% in many Allegheny and Washington County municipalities but varies by location. In the City of Pittsburgh proper the combined state and local rate is notably higher, currently around 4% or more, so confirm the current rate for the exact property address. By long-standing custom in Western Pennsylvania the tax is usually split equally between buyer and seller, though the split is negotiable in the sale contract.
Yes. Real estate commission is negotiable and is not set by law or by any board. The 2024 National Association of Realtors settlement changed how buyer-agent compensation is disclosed and negotiated nationwide, so on every listing today the listing-side and buyer-side commission structure is an explicit, written conversation rather than a default. Any percentage you see should be treated as a starting point for negotiation, not a fixed rate.
A seller net sheet is an itemized estimate that starts with the sale price and subtracts every cost of the sale, including commission, the seller's share of realty transfer tax, prorated property taxes, title and settlement fees, deed preparation, payoff of the existing mortgage, and any negotiated concessions. The bottom line is the seller's estimated net proceeds, the cash the seller actually walks away with at closing. It is an estimate, not a guarantee, because final figures depend on the exact closing date, payoff statement, and contract terms.
Pennsylvania Department of Revenue realty transfer tax guidance (state 1% plus local realty transfer tax) · City of Pittsburgh and Pittsburgh Public Schools realty transfer tax ordinances · National Association of Realtors 2024 settlement on broker commissions and buyer-agent compensation disclosure · Allegheny County and Washington County tax billing schedules · We Sell Any Home transaction experience. All preset rates and default amounts are illustrative estimates created for explanation only, never presented as guaranteed universal figures. Confirm current realty transfer tax rates, payoff amounts, and fees for the specific property and contract with your settlement company. This calculator runs entirely in your browser. It makes no external API calls and sends none of your numbers anywhere.
This calculator gives you a fast, honest estimate. A precise net sheet needs your actual address for the correct realty transfer tax rate, your lender payoff figure, and the commission structure you have negotiated in writing. The Mario Rudolph Team at Howard Hanna will build that for you before you list, so you know exactly what you walk away with. No pressure.
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