Top Land Buyers in Pennsylvania

How long does it typically take to sell vacant land in Pennsylvania?

In the current 2025 Pennsylvania market, the average timeline to sell vacant land is 6 to 12 months. However, there is a sharp divide between urban hubs and the rural interior. Residential infill lots in the "collar counties" of Philadelphia (Bucks, Montgomery, Chester, and Delaware) and the Pittsburgh metro area often move in 3 to 5 months due to a persistent housing shortage. Conversely, large timberland or recreational tracts in the Allegheny National Forest region or the "Northern Tier" can remain on the market for 18 to 24 months. Sellers can expect a standard due diligence period of 45 to 60 days, as buyers frequently investigate perc test viability for septic systems and verify Clean and Green (Act 319) tax status before finalizing the purchase.

What are the common closing costs for land sellers in Pennsylvania?

Pennsylvania is a title company state, and while hiring an attorney is not legally mandated, it is common for complex land partitions or commercial deals, with 2025 hourly rates averaging $184 per hour. Sellers typically pay between 8% and 11% of the final sale price in total costs. The most significant and unique expense in Pennsylvania is the Realty Transfer Tax, which is among the highest in the nation and is customarily split 50/50 between the buyer and seller.

Specific costs for 2025 include:

• Realty Transfer Tax: The base state rate is 1%, plus a local municipal rate that is usually another 1% (Total 2%). However, in Philadelphia, the total rate is a staggering 4.278%, and in Reading, it is 5%. Customarily, the seller pays half of this total.
• Title Search & Service Fees: Usually range from $250 to $600 to uncover historical mining liens or municipal claims.
• Recording Fees: Generally range from $75 to $150 per county, depending on the complexity of the deed and Statement of Value filings.
• Prorated Property Taxes: Calculated based on an average rate of 1.35%, adjusted to the day of closing.

Do I need a survey to sell my land in Pennsylvania?

While a survey is not strictly required by Pennsylvania law for a deed transfer, it is a practical necessity in 2025 to satisfy title insurance requirements. Most Pennsylvania title companies will not remove "boundary and encroachment" exceptions from a policy without a professional Boundary Survey. In rural regions where deeds often rely on "metes and bounds" descriptions (e.g., "thence to the stone wall"), a survey prevents deal-killing disputes. In 2025, a basic survey for a suburban lot costs $500 to $1,500, while large rural acreage or specialized ALTA surveys for commercial use can exceed $4,000. Providing an existing survey (conducted within the last 10 years) can reduce your time on market by 3 to 4 weeks.

How is the land market trending in Pennsylvania for the next 12 months?

The Pennsylvania land market is forecast for steady, modest growth of 2% to 4% through late 2026. The market remains in a neutral to seller-leaning state, as active inventory remains low at approximately 2.8 months of supply. While the rapid price surges of previous years have calmed, the "Keystone State" continues to see high demand for shovel-ready residential lots as builders struggle to meet housing demand in the Lehigh Valley and suburban Philly. Interest rates are expected to stabilize near 6.2%, which is projected to spark a rebound in transaction volume for recreational and agricultural land throughout 2026.

Can I sell land in Pennsylvania if I have back taxes or title issues?

Yes, but you must act before the Upset Sale or Judicial Sale occurs. In Pennsylvania, if property taxes remain unpaid for two years, the county Tax Claim Bureau can sell the property at an Upset Sale (typically held in September). Properties are sold subject to all existing liens. If the property doesn't sell, it proceeds to a Judicial Sale, where it is sold free and clear of most liens. Once the hammer falls at either sale, there is no right of redemption for vacant land in Pennsylvania; the owner's rights are terminated immediately upon the recording of the deed to the new buyer.

For inherited property, Pennsylvania law allows for a "Power of Sale": if a valid will explicitly grants the executor the power to sell real estate, the sale can proceed without a specific court order, potentially saving 6 to 9 months of delays. This is a primary tool for clearing title for high-demand Industrial Infill or Solar Development projects that require fast acquisition timelines.

What is the most in-demand type of land in Pennsylvania right now?

The highest demand in the 2025 Pennsylvania market is for Industrial Logistics Infill and Utility-Scale Solar. Driven by the state's central location along the I-78/I-81 corridor, developers are aggressively seeking parcels for "last-mile" e-commerce and manufacturing hubs. Additionally, Solar Development is a major trend; Pennsylvania has reached over 1 GW of capacity as of early 2025, with state goals aiming for 10% in-state solar energy by 2030. This has made large, flat tracts of marginal farmland highly valuable for utility-scale solar leases. In the residential sector, Townhome and Multi-family Infill in the "Philly Collar" counties remains the top choice for developers seeking high-density yields.