When you see a high "Sold" price on a neighbor's house in Media, it’s easy to focus only on that top-line number. However, for a successful move, you must understand your net proceeds—what actually lands in your bank account after the dust settles. In 2026, Pennsylvania sellers face a specific set of costs that require careful planning.

1. The Pennsylvania Transfer Tax Split

In Pennsylvania, the standard realty transfer tax is 2% of the purchase price. In Media Borough and surrounding townships, this is typically split 1% to the seller and 1% to the buyer. On a $600,000 home, that’s a $6,000 line item for you at closing.

2. Capital Gains & The $250k/$500k Exclusion

Because Media home values have skyrocketed over the last decade, many long-term owners worry about Capital Gains Tax.

• The Good News: If the home has been your primary residence for 2 of the last 5 years, the first $250,000 (individual) or $500,000 (married) of profit is generally tax-free.

• The 2026 Update: Ensure you keep receipts for major renovations (like that new kitchen or roof), as these increase your "cost basis" and can further reduce your tax liability.

3. Pennsylvania Inheritance Tax (For Estate Sales)

If you are selling a home as part of an estate in Delaware County, you must account for the PA Inheritance Tax. Rates vary based on the relationship to the deceased (e.g., 4.5% for direct descendants). Clearing this lien is a vital step before you can provide a clean title to a buyer.

4. Professional Fees & Home Prep

Beyond commissions, don't forget the "pre-market" costs:

• Brokerage Fees: Typically 5-6% to cover marketing, negotiation, and legal compliance.

• Municipal Certifications: Media Borough and Upper Providence require specific U&O (Use and Occupancy) inspections and dye tests that usually cost a few hundred dollars but can lead to required repairs.