Pennsylvania has 67 counties and runs probate through county Registers of Wills. There is no central state index — every estate must be tracked at the county level. Pennsylvania maintains a state-level inheritance tax (one of the most consequential in the country) charged on every transfer, including to children.
Pennsylvania has a state inheritance tax (72 P.S. Section 9116) that charges every recipient — not just non-relatives. Spouses are exempt; children and lineal descendants pay 4.5%; siblings pay 12%; others pay 15%. This is unusual: most states exempt direct lineal heirs entirely. The tax must be paid within 9 months of death (or accrue interest) and the inheritance tax return is required for every estate. This slows closings significantly.
Pennsylvania has 67 Registers of Wills (one per county) and no central state index — making PA the most fragmented probate data environment in the country at scale. The state estimates roughly 145,000 deaths a year producing 20,000-29,000 inherited-home transactions.
Pennsylvania does NOT have Transfer-on-Death Deeds for real property — one of the largest TOD-deed holdouts. Real property transfers by will, intestate succession, joint tenancy with survivorship, or trust. PA also has unique 'family exemption' (20 Pa.C.S. Section 3121) — surviving spouse or children can claim $3,500 free of all claims before probate. Typical PA probate runs 12 to 18 months because of the inheritance tax filing.
Pick whatever's weighing on you most. Each opens with free, plain-English information — no sign-up, no pressure.
Not every estate goes through it — it depends on how the home was titled, whether there's a will or trust, and Pennsylvania rules. We'll help you find out.
Start with probate →Selling isn't the only option. Talk through whether it makes sense for you and what you'd actually walk away with after costs and the stepped-up basis.
Explore selling →Renting, holding, or renovating could be worth it. See what the numbers look like in your specific market before deciding.
Look at keeping it →Before you sell, rent, or move in, understand the home's real condition — and what fixing it up would actually take locally.
Check repairs →Most PA estates clear in 12 to 18 months — among the slowest in the country because of the state inheritance tax filing. Estates with cooperating heirs and modest values can close in 9 to 12 months.
No. Pennsylvania has NOT adopted the Uniform Real Property Transfer on Death Act. Real property transfers by will, intestate succession, joint tenancy with survivorship, or trust.
Yes — and it's unique in charging direct lineal heirs. Children/lineal descendants pay 4.5%; siblings 12%; others 15%; spouses exempt. Must be paid within 9 months.
Allegheny County (Pittsburgh) dominates Western PA volume. Westmoreland, Washington, and Butler counties round out the Pittsburgh metro. In Eastern PA, Philadelphia, Montgomery, Bucks, Chester, and Delaware counties dominate.
Tell us a little about your situation — about two minutes. We'll point you the right way and connect you with vetted local professionals. It's completely free, and every choice stays yours.
Get my free guidance