Philadelphia County
House flipping in Philadelphia, PA: transfer taxes, property tax and a flip calculator
Every flip in Philadelphia pays deed and transfer taxes twice: once when you buy and once when you sell. In Philadelphia County they add up to about 4.58% of the price. Here is what each one is, who usually pays it, how property tax works for investors, and a calculator to run your deal.
Projected net profit
$47,476
15.8% margin on ARV over 6 months
Cash needed
$42,524
Return on cash
112%
Max offer
$170,500
$30k profit, 12% margin
70% rule
$160,500
70% of ARV minus rehab with 10% contingency
Where every dollar goes
- Purchase
- $160,000
- Rehab with contingency
- $49,500
- Buy closing costs
- $3,501
- Loan points and fees
- $5,880
- Loan interest
- $9,364
- Taxes, insurance, utilities
- $3,280
- Selling costs
- $21,000
- Total cost
- $252,524
- Break-even ARV
- $248,976
Planning defaults: hard money 11%, 2 points, $1,500 fees, 90% of price and 100% of rehab, interest on drawn funds; 5.5% commission and 1% concessions; state closing and transfer taxes. Not a quote.
Comps, rehab, refi and a verdict for a real address. Your numbers come with you.
Transfer and recording taxes in Philadelphia
| Level | What it is |
|---|---|
| State | Pennsylvania realty transfer tax: 1% of value (state portion). Local governments add their own; PA Revenue says the local tax is typically 1%, more in some places. (source) |
| Local | Philadelphia city realty transfer tax 3.578% (raised from 3.278% on July 1, 2025), for 4.578% total with the state 1%. Customarily split buyer/seller, not required; the City can collect the full amount from either party. (source) |
Who pays: split by custom.
What it costs on a typical flip
- Buy at $200,000: deed and transfer taxes
- $9,156
- Sell at $300,000: deed and transfer taxes
- $13,734
This adds every cited rate on each side, buyer and seller, so you see the full cost of the round trip. Who actually pays each piece depends on custom and your contract. Recording fees and title insurance are extra.
Property tax in Philadelphia for investors
Philadelphia's Real Estate Tax is 1.3998% of assessed value (city 0.6159% + school district 0.7839%); OPA revalues citywide and mailed Tax Year 2027 assessments in mid-2026. (source)
For a flip, property tax is part of carrying cost every month you own the house. For a rental, budget the bill the county will send after you buy, not the seller's bill.
One more Philadelphia rule to know
Renting a flipped or held property requires a Philadelphia Rental License (owner must be current on City taxes, no open L&I violations, lead-safe certification) and a Certificate of Rental Suitability given to each tenant. (source)
Run the numbers
The calculator above uses general closing cost defaults outside Virginia, North Carolina and West Virginia. For Philadelphia, add the taxes above to your numbers: about $9,156 on the buy side and $13,734 on the sale in this example.
Questions
How much is the transfer tax in Philadelphia?
The cited deed and transfer taxes total about 4.58% of the price in Philadelphia County. On a $300,000 sale that is about $13,734. Who pays: split by custom.
Is Philadelphia a good place to flip houses?
It depends on the deal, not the city. Buy at a price that leaves room for every cost: closing and transfer taxes on both ends, loan points and interest, carry, commission and concessions. Run the numbers on each house.
Facts checked 2026-10-10 against the linked official sources. Tax rates and fees change; confirm them with your closing attorney, title company or the locality. Not legal, tax or lending advice.
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