Buying a home in Delaware County is exciting — but one of the biggest mistakes buyers make isn’t choosing the wrong house… it’s underestimating the true cost of buying.

Most buyers plan for the down payment and monthly mortgage. Fewer budget for the extra costs that show up before and after closing. Let’s break down the hidden (and often forgotten) fees Delco homebuyers should plan for in 2026.

1️⃣ Transfer Taxes (Yes, They Add Up Fast)

Pennsylvania charges a real estate transfer tax, and Delaware County adds its own portion.

• PA State Transfer Tax: 1% of the purchase price
• Local/Municipal Transfer Tax: Typically another 1%

💡 Example:
On a $300,000 home, transfer taxes alone can total $6,000.

While this is often split between buyer and seller, that’s negotiable — and buyers are sometimes surprised when they’re responsible for more than expected.

2️⃣ Title Insurance & Settlement Fees

Title-related costs are rarely top of mind, but they’re unavoidable.

Common title expenses include:

• Lender’s title insurance
• Owner’s title insurance (optional but highly recommended)
• Settlement/escrow fees
• Title search and recording fees

💰 Typical range: $2,000–$4,000+, depending on purchase price and lender requirements.

3️⃣ Inspection Costs (Beyond the General Inspection)

Many buyers budget for a standard home inspection — but forget the extras.

Common add-ons in Delco:

• Radon testing
• Sewer scope (very common in older homes)
• Termite or wood-destroying insect inspection
• Mold or structural evaluations

💡 These inspections can easily add $500–$1,200+ to your upfront costs — and they’re usually paid out-of-pocket before closing.

4️⃣ Municipal & Township Requirements

This is one Delco buyers almost always miss.

Depending on the township, you may need:

• Use & Occupancy (U&O) inspections
• Township resale certifications
• Smoke/CO compliance inspections

Some municipalities require repairs before closing — or escrow funds to be held.

💰 Budget: $150–$1,000+, depending on location and condition.

5️⃣ Property Tax Adjustments at Closing

Property taxes are prorated at settlement, and this can surprise buyers.

You may need to:

• Reimburse the seller for prepaid taxes
• Pay several months of taxes upfront
• Adjust for reassessments after purchase

⚠️ In some Delco areas, tax reassessments after a sale can increase your bill — something buyers don’t always expect.

6️⃣ Lender Fees You Don’t See Advertised

Even with a “great rate,” lenders charge fees that buyers often overlook:

• Loan origination fees
• Appraisal fees
• Credit report fees
• Underwriting and processing fees

💰 These can range from $1,500–$4,000+, depending on the loan program.

7️⃣ Escrows, Prepaids & Cash Reserves

At closing, buyers often must prepay:

• Homeowners insurance (1 year upfront)
• Several months of property taxes
• Mortgage interest from closing date to month-end

This doesn’t reduce your loan — but it increases the cash you need at closing.

8️⃣ Moving Costs & Immediate Repairs

These aren’t lender fees — but they’re real.

Buyers forget to budget for:

• Movers or truck rentals
• Utility transfers and deposits
• Immediate repairs after move-in
• Appliances not included in the sale

💡 Even “move-in ready” homes usually come with unexpected first-year costs.

🧠 Why These Fees Matter

When buyers don’t budget properly, they often:

• Drain savings more than expected
• Feel stressed at closing
• Regret not negotiating credits
• Delay necessary repairs

The good news? Most of these costs can be planned for — and some can be negotiated.

🏁 The Bottom Line for Delco Buyers in 2026

👉 The purchase price is only part of the story.
👉 Hidden fees can add thousands to your total cost.
👉 Working with a local agent who understands Delco townships, taxes, and inspections makes a real financial difference.

If you’re thinking about buying and want a true cost breakdown — not just an estimate, I’m happy to walk through it with you so there are no surprises.

Being prepared isn’t just smart — it’s how you protect your money.