Seller's Guide
Selling your home in Eastern Pennsylvania
What happens between "I think we might sell" and handing over the keys, in plain English: the steps, the paperwork Pennsylvania requires, and what it actually costs.
- 01
Strategy call
We talk through your timeline, what you owe, and where you are going next. If you are buying at the same time, we plan the order of the two deals now, not after an offer comes in.
- 02
Price from closed sales
I pull the homes that actually sold near you in the last few months, adjust for condition, size and updates, and walk you through every comparable. We set the price together. An automated estimate is a starting point, never the answer.
- 03
Prep the house
A short, prioritized list: what is worth fixing, what to leave alone, and what buyers will notice first. You also complete Pennsylvania’s Seller’s Property Disclosure Statement, which I help you through.
- 04
Launch
Professional photos, then the listing goes live on Bright MLS and syndicates to Zillow, Realtor.com and the rest, along with the Mullen team’s own buyer network. The first week on market matters most, so everything is ready on day one.
- 05
Showings and offers
I schedule and follow up on every showing. When offers come in, I lay them side by side: price, financing type, contingencies, settlement date and what you actually net. The highest number is not always the strongest offer.
- 06
Under contract
The buyer’s home inspection, appraisal and mortgage commitment all have deadlines in the agreement. I track every one, negotiate any repair requests, and keep you updated so nothing is a surprise.
- 07
Settlement
You sign the deed at the title company, your mortgage is paid off from the proceeds, and the rest is wired to you. Keys go to the new owners. Most Pennsylvania settlements land 30 to 60 days after the agreement is signed.
Pennsylvania Specifics
What selling costs in Pennsylvania
Before you list, I give you a net sheet: an estimate of what you walk away with. These are the line items on it.
- Realty transfer tax
- Pennsylvania charges 1% on the sale price and most municipalities and school districts add their own share, usually another 1% but higher in some cities. It is customarily split between buyer and seller, and your agreement spells it out.
- Mortgage payoff
- Your remaining balance plus interest to the day of settlement, paid directly by the title company.
- Property taxes
- Prorated to the settlement date. Depending on when you paid, you may owe a little or get a credit back.
- Brokerage compensation
- Agreed in writing when you list. It is always negotiable, and I explain exactly what you are paying for before you sign anything.
- Settlement fees
- Deed preparation, notary and similar charges from the title company.
- Municipal inspections
- Some municipalities require a resale or use-and-occupancy inspection before a home can change hands. I check yours up front so it does not hold up settlement.
- Repairs or credits
- Whatever is negotiated after the buyer’s inspection, either fixed before settlement or credited at the table.
Questions I Hear Most
Straight answers.
Don’t see yours? Call or text (484) 641-2641. No such thing as a dumb question.
What is my home worth?
The honest answer comes from homes like yours that recently sold nearby, not from an online estimate. Send me your address and I will put together a free comparative market analysis with the actual comps.
Should I fix everything before I list?
Usually not. Safety items, obvious leaks and anything a lender will flag are worth doing. Big remodels rarely pay back before a sale. I will tell you which is which for your house.
Do I have to disclose problems?
Yes. Pennsylvania’s Real Estate Seller Disclosure Law requires sellers of most residential properties to disclose known material defects in writing, before the buyer signs. Disclosing honestly protects you after settlement.
Can I sell and buy at the same time?
Yes, and it is common. We can make your purchase contingent on your sale, line up both settlements for the same day, or negotiate a short rent-back so you are not moving twice. We decide the order before you list.
How long will it take?
Well-priced homes often go under contract within a few weeks, then 30 to 60 days to settlement depending on the buyer’s financing. I show you current days-on-market for your area in the pricing meeting.
What if it is an estate or inherited home?
I work with executors and families regularly. We can sell as-is, handle a cleanout, and coordinate with your attorney on the estate paperwork.
Find out what your home is worth.
Free, no-obligation, built from real closed sales near you.
