SELLING IN PENNSYLVANIA
Complete compliance guide for selling your home in Pennsylvania. Meydomo handles all state-specific requirements, MLS compliance, and legal disclosures.
Last updated November 10, 2025
Agent always available. $199 today, $999 at closing—no 6% surprises.
Licensed Qualifying Broker Supervision
Every Meydomo transaction in Pennsylvania operates under the supervision of a licensed Qualifying Broker who ensures full regulatory compliance:
- • Daily: Review all new listings, price changes, and advertising
- • Weekly: Audit 10% of active files for compliance
- • Monthly: Reconcile trust accounts and verify licenses
- • 24/7 Escalation: Call (448) 408-1873 and press 9 for direct Broker access
- • Coverage: E&O insurance on every transaction
AI handles the volume. Broker ensures compliance. You get both for $199 + $999.
Pennsylvania Real Estate Overview
Pennsylvania uses title/escrow closings with mandatory Seller's Property Disclosure Law. The market is affordable outside major metros with modest growth.
Federal Compliance Checklist
Lead-Based Paint Hazard Disclosure
Federal law (Residential Lead-Based Paint Hazard Reduction Act of 1992) requires sellers of pre-1978 homes to disclose any known lead-based paint or hazards and provide the EPA pamphlet on lead safety. Buyers must be allowed a 10-day period for lead testing (unless they waive it in writing). Pennsylvania also has state regulations echoing this requirement.
Fair Housing Act (No Discriminatory Advertising)
Under federal and Pennsylvania law, housing advertisements cannot express preferences or limitations based on protected classes. Pennsylvania’s Human Relations Act adds classes like age (40+) and use of support animal. Thus, no listing can say things like 'adults only' or 'ideal for Christian families'.
State-Level Rules Sellers Must Follow
Seller Property Disclosure Law
Pennsylvania’s Real Estate Seller Disclosure Law (68 P.S. §102 et seq.) requires sellers of residential real property (1–4 units) to provide a **Property Disclosure Statement** to the buyer before the buyer signs an agreement of sale. The law specifies the minimum information to be disclosed, including: the condition of roof, basement, structural components, plumbing, heating, cooling, electrical, appliances, water/sewer (and if it’s on a private well/septic, results of any tests), the presence of termites/wood-destroying insects, any structural problems, any hazardous substances (like radon, asbestos, lead paint), legal issues like property line disputes or violations, and any other material defects. The Pennsylvania Association of REALTORS® has a standard form that covers all required items. If a seller fails to disclose a known material defect, they can be liable for actual damages suffered by the buyer, and possibly punitive damages if fraud is proven. Some transfers (estate executors, foreclosures by banks, new construction with builder warranty, etc.) are exempt. Notably, the law says no action can be brought for error in disclosure if the seller had no knowledge of the issue. Pennsylvania does not require disclosing that a property was the site of a death or crime, nor if an occupant had HIV (those are explicitly not material defects by law).
County & City Considerations
Use & Occupancy Certificates
Many municipalities in Pennsylvania require a **Use and Occupancy (U&O) inspection and certificate** when a property is sold. For example, in suburban Philadelphia, most townships mandate the seller obtain a resale U&O certificate after a code inspection (checking items like smoke detectors, house numbers, sidewalks, etc.). The results of such inspections (notably any list of violations) must be disclosed to the buyer and often corrected or escrowed for. Some municipalities only check for certain safety items, others do a more general code compliance inspection. Additionally, if the property has a septic or well, some townships in PA require a separate inspection and certificate (e.g., Bucks County requires septic tested or pumped with a report to buyer). In Philadelphia, sellers of properties built before 1978 must provide the buyer a **Lead Paint Certificate** stating the property is either lead safe or lead free if it's a rental – but for sales of owner-occupied homes it’s not required, though many sellers disclose any lead tests. Pittsburgh requires a dye test (sewer lateral test) at sale with evidence given to buyer. These local requirements result in reports or certificates that serve as disclosures of certain conditions (like a dye test failure indicating a sewer issue).
Seller Disclosure Requirements
What sellers must disclose in Pennsylvania:
- 68 Pa. Cons. Stat. §7301 et seq. requires Seller's Property Disclosure
- Statutory disclosure statement for 1–4 unit residential property
- Covers material defects in roof, structure, mechanical, environmental
- Federal lead-paint disclosure for pre-1978 homes
- Comprehensive property condition disclosure required
MLS Rules & Listing Logistics
MLS Policies
Pennsylvania’s MLS systems (e.g., Bright MLS which covers a large portion of PA, West Penn MLS around Pittsburgh) require a listing agreement. Bright MLS enforces Clear Cooperation (1 business day rule) strictly with fines. MLS listings typically include the seller’s disclosure form as an attached PDF for agents to review – since it’s required by law, buyer agents expect to see it early. Also, in many PA MLS listings, agent remarks will mention required local certificates (like “City U&O required, seller will order” or “buyer responsible for U&O”). Bright MLS has specific fields for whether a property is in an HOA and the fees, which ties into disclosing that via the state form (and separately, PA law requires a resale certificate from the HOA by law after contract). Fair housing compliance is monitored by the MLS (they will remove any language hinting “nice Jewish neighborhood” or such). Notably, in Philadelphia, there’s a field to indicate if the property is a registered historic property – something a seller should disclose because it affects renovations. The MLS doesn’t mandate filling that field, but agents typically do. MLS rules also require an exterior photo. If the seller’s disclosure is not yet available (like if an estate sale and executor is filling it out), the MLS may allow listing to go active but buyer’s agent will insist on it per law within 5 days of contract signing. Thus the MLS cooperates with the disclosure process but doesn’t override it.
How Much Equity You Keep on a $261,000 Sale
Every seller sees the math before launch. We assume a $7,830 buyer-agent incentive (3%) across all options so you can compare apples-to-apples with “flat fee” services that tack on a percentage at closing.
| Option | Upfront Fees | Due at Closing | Total Listing Cost | Buyer Agent (3%) | Total Listing & Selling Costs | Savings vs 6% |
|---|---|---|---|---|---|---|
| Meydomo Flat-Fee MLS1 | $199 | $999 | $1,198 | $7,830 | $9,028 | $6,632 |
| Housecoin “Flat Fee”2 | $0 | $2,610 | $2,610 | $7,830 | $10,440 | $5,220 |
| Houzeo Silver Plan3 | $249 | $1,305 | $1,554 | $7,830 | $9,384 | $6,276 |
| Traditional 6% Agent4 | $0 | $7,830 | $7,830 | $7,830 | $15,660 | — |
* Buyer-agent line assumes a 3% incentive across every scenario. Sellers can set Meydomo buyer-agent payouts anywhere from 2% to 3%.
1 Meydomo pricing: $199 to launch, $999 at close. Buyer-agent incentives remain optional.
2 Housecoin advertises no upfront cost but charges 1% of sale price at close (marketed as “flat fee”).
3 Houzeo Silver plan: $249 list fee plus 0.5% at close, subject to $999 minimum (houzeo.com/pricing).
4 Traditional listing assumed 3% listing-side commission and 3% buyer-agent commission (typical 6% split).
Pennsylvania Seller FAQ
How does Meydomo's $999 service work for sellers in Pennsylvania?
We handle MLS entry, buyer-agent coordination, disclosures, and closing support under the supervision of a licensed Qualifying Broker. You pay $199 today and $999 when the deal closes—no percentage commission. Every transaction includes daily Broker review, weekly file audits, and professional oversight.
Who supervises the AI agents in Pennsylvania?
Our licensed Qualifying Broker maintains non-delegable supervisory responsibility for all transactions. The Broker performs daily reviews of new listings and price changes, weekly audits of active files (minimum 10%), monthly trust account reconciliation, and immediate intervention for complex situations. This ensures full compliance with state real estate laws.
Can I still offer buyer-agent commission in Pennsylvania?
Yes. You decide what to offer buyer agents (often 2–3%). Meydomo publishes it in the MLS and we show how it affects your net in the cost table and calculator. Our Broker reviews all commission structures for compliance.
What happens when an agent calls from Pennsylvania?
Our AI agents answer inbound calls instantly with licensed Qualifying Broker oversight, qualify buyers, and route serious inquiries to you or your transaction coordinator so you never miss momentum. The Broker monitors all interactions for compliance and intervenes when professional judgment is needed.
Can I get compliance help with Pennsylvania disclosures?
Yes. We walk you through every required form, double-check timelines, and keep a shared checklist so nothing slips through state or MLS rules. Our Qualifying Broker reviews all disclosures before publication to ensure legal compliance.
How can I reach the Qualifying Broker directly?
Direct Broker escalation is available 24/7. Call (448) 408-1873 and press 9 for priority routing, or email broker-escalation@meydomo.com. Response time is within 4 hours for urgent matters, 24 hours for general concerns. The Broker handles complex negotiations, regulatory issues, and any situation requiring professional real estate judgment.
Tools to Plan Your Pennsylvania Sale
Commission Savings Calculator
See the exact dollars you keep in Pennsylvania: $11,000-$24,000 savings vs traditional $12,000-$25,000 commissions.
Launch tool →Offer Comparison Grid
Line up every Pennsylvania offer and see which terms actually deliver the highest net.
Launch tool →Closing Timeline Planner
Map every disclosure, inspection, and funding deadline required in Pennsylvania.
Launch tool →Commission Savings in Pennsylvania
Compare a traditional 6% listing with Meydomo's $199 upfront + $999 at closing. Adjust the buyer-agent incentive to match your plan.
Enter a sale price and commission assumptions to see the dollar impact of Meydomo's flat fee.
Closing Timeline Generator
Timeline automation ships in Phase 2. Beta testers get first access when we roll out inspection, financing, and escrow countdowns.
Explore the toolMarket Insights & Trends (2024-2025)
Current Market Data
- • Median home price: ~$261,000
- • Year-over-year growth: +1.9%
- • Philadelphia values up slightly, Pittsburgh flat
- • Affordable outside major metropolitan areas
- • Time on market: ~22 days statewide
Cities We Serve in Pennsylvania
Meydomo provides comprehensive MLS coverage and compliance expertise across all major population centers in Pennsylvania.
Rank #1
Philadelphia
Estimated population: 1,559,938
Rank #2
Pittsburgh
Estimated population: 305,305
Rank #3
Allentown
Estimated population: 119,624
Rank #4
Erie
Estimated population: 100,157
Rank #5
Reading
Estimated population: 87,899
Rank #6
Scranton
Estimated population: 76,380
Don't see your city listed?
We serve every community in Pennsylvania.
Call (448) 408-1873 and we’ll assemble the right local team.
Our Pennsylvania Broker Network
Pennsylvania's diverse economy and transfer tax considerations require brokers with regional and cost expertise.
Ready to sell in Pennsylvania?
Now that you know the requirements, start your $999 flat-fee listing and keep more of your equity.
Start for $199 (pay $999 at closing)