Pennsylvania Property Records
Search Deeds, Liens, Title & Ownership in All 67 Pennsylvania Counties
Pennsylvania property records are maintained by the Recorder of Deeds in each of the state's 67 counties. As a race-notice recording state under 21 Pa. C.S. §351, Pennsylvania protects subsequent purchasers for value without notice who record first. With judicial-only foreclosure through sheriff's sales, a combined 2% realty transfer tax (4.278% in Philadelphia), municipal lien priority, coal and mineral rights in western Pennsylvania, Marcellus Shale gas rights, and a unique two-stage tax sale process, searching Pennsylvania property records requires expertise across the Keystone State's complex legal landscape.
How do I search Pennsylvania property records?
Pennsylvania property records are filed with the Recorder of Deeds in each of 67 counties. You can search county recorder websites, county assessment office websites for tax and ownership data, or order a professional search from U.S. Title Records: Property Detail Record ($29) for ownership and tax data, Property Lien Report ($95) for all recorded liens, or Expanded Title Search ($295) for comprehensive 10–30 year due diligence. All reports delivered same-day by email.
How to Search Property Records in Pennsylvania
Pennsylvania property records are maintained by the Recorder of Deeds in each of the state's 67 counties — not the County Clerk as in many other states. To search Pennsylvania property records: (1) visit the county recorder of deeds website for grantor/grantee index searches and recorded document images; (2) search the county assessment office website for property values, ownership, and tax information; (3) visit the recorder's office in person for historical records and certified copies; or (4) order a professional search from U.S. Title Records starting at $29 with same-day delivery. Philadelphia uses the Department of Records for deed recording, which operates differently from the rest of the state.
How Pennsylvania Property Records Work
Pennsylvania uses a county-based recording system where the Recorder of Deeds in each of the state's 67 counties serves as the official recorder of documents affecting real property. This is an important distinction from many other states that use a County Clerk for recording. The Recorder of Deeds maintains the grantor/grantee index, records deeds, mortgages, liens, releases, plat maps, and other instruments, and provides certified copies of recorded documents. Pennsylvania's 67 counties range from Philadelphia County (population 1.6 million) to Cameron County (population under 5,000), and the available technology and online access reflect this range.
Pennsylvania is a race-notice recording state under 21 Pa. C.S. §351. An unrecorded deed is void against a subsequent purchaser for valuable consideration without notice who records first. This statutory framework makes recording with the Recorder of Deeds essential for establishing the priority of property interests. Every deed, mortgage, lien, release, easement, and other instrument affecting real property must be recorded in the county where the property is located to provide constructive notice to third parties.
Philadelphia operates under a somewhat different structure. The Philadelphia Department of Records handles deed recording for Philadelphia County, and the city has its own unique assessment and tax systems administered by the Office of Property Assessment and the Department of Revenue. Philadelphia's higher transfer tax rate (4.278% vs. 2% statewide), its water and sewer lien system through the Philadelphia Water Department, and its municipal tax lien procedures all differ from the rest of the state and require Philadelphia-specific expertise.
Key Characteristics of Pennsylvania Property Records
Mortgage state with judicial foreclosure: Pennsylvania uses mortgages — not deeds of trust — to secure real estate loans. All foreclosures must proceed through the Court of Common Pleas as judicial foreclosures. The lender files a complaint in mortgage foreclosure, and after obtaining a judgment, the county sheriff schedules and conducts a sheriff's sale. The process typically takes 9 to 18 months from filing to sale. Pennsylvania provides a statutory right of redemption: the property owner can redeem within 9 months of the sheriff's sale by paying the full judgment amount plus costs and interest. This redemption period creates uncertainty for foreclosure auction purchasers that must be factored into due diligence.
Realty transfer tax: Pennsylvania imposes a combined 2% realty transfer tax on most property conveyances under 72 P.S. §8101-C. The tax is split equally: 1% state tax and 1% local tax (divided between the municipality and the school district). Philadelphia is the major exception with a combined rate of 4.278% (1% state + 3.278% city). Some transfers are exempt including: transfers between spouses, transfers to or from governmental entities, transfers by will or intestacy, transfers to certain nonprofit organizations, and transfers for no or nominal consideration. The realty transfer tax is typically split between buyer and seller by custom, though this is negotiable. Our Title Search Cost Guide includes transfer tax considerations.
Sheriff's sale system: Pennsylvania's foreclosure auction system operates through the county sheriff's office. After the Court of Common Pleas enters a judgment, the sheriff schedules the sale and provides public notice through newspaper publication and courthouse posting. Sheriff's sales in Pennsylvania are conducted differently than trustee's sales or foreclosure auctions in non-judicial states — they are court-supervised proceedings with specific procedural requirements. Properties sold at sheriff's sale may be sold subject to senior liens (liens with priority over the foreclosing mortgage), making pre-purchase title searches essential. A Full Property Owner Lien Report identifies the foreclosing lien position and all senior encumbrances.
Coal and mineral rights: Western and central Pennsylvania have significant coal, natural gas, and mineral rights considerations. Pennsylvania has a long history of coal mining, and many properties in the bituminous coal region (western PA) and anthracite coal region (northeastern PA) have separate mineral estates. The Marcellus Shale formation — one of the largest natural gas reserves in the United States — underlies much of Pennsylvania, making mineral and gas rights extremely valuable. Mineral rights can be severed from surface rights and owned separately. Properties with severed mineral estates require examination of both the surface and mineral chains of title. Additionally, properties in coal regions may be subject to mine subsidence risk, which affects title insurance and property values. An Expanded Title Search examines mineral right reservations and severances.
Pennsylvania's Judicial Foreclosure and Sheriff's Sale Process
Pennsylvania foreclosures proceed through the Court of Common Pleas and culminate in a sheriff's sale. Key features: (1) the lender must file a complaint and obtain a court judgment before foreclosure; (2) the sheriff conducts the sale after publishing notice; (3) the borrower has a 9-month right of redemption after the sale; (4) properties may be sold subject to senior liens — the sheriff's sale only extinguishes the foreclosing mortgage and junior liens. Investors buying at sheriff's sales must conduct thorough lien analysis to understand which liens survive the sale and which are extinguished.
Pennsylvania Recorder of Deeds Directory — All 67 Counties
Pennsylvania has 67 counties, each with its own Recorder of Deeds who records deeds, mortgages, liens, and other property instruments. The table below lists the 15 most populated counties. U.S. Title Records provides professional search services in all 67 Pennsylvania counties.
Navigating 67 County Recording Systems
Pennsylvania's 67 counties operate with varying levels of technology and online access. Philadelphia and Allegheny County (Pittsburgh) have the most extensive online systems. Suburban counties in the Philadelphia collar (Montgomery, Chester, Delaware, Bucks) and Pittsburgh suburbs (Westchester, Butler) offer robust online portals. Many mid-sized counties provide online index searches but may require in-person visits for document images. Smaller rural counties — particularly in the northern tier and central Pennsylvania — may have limited digital access. County assessment offices generally have better online accessibility than recorder of deeds offices.
| County | County Seat | Population | Recording Office |
|---|---|---|---|
| Philadelphia | Philadelphia | 1,600,000 | Department of Records |
| Allegheny | Pittsburgh | 1,220,000 | Recorder of Deeds |
| Montgomery | Norristown | 830,000 | Recorder of Deeds |
| Bucks | Doylestown | 630,000 | Recorder of Deeds |
| Chester | West Chester | 525,000 | Recorder of Deeds |
| Delaware | Media | 565,000 | Recorder of Deeds |
| Lancaster | Lancaster | 550,000 | Recorder of Deeds |
| York | York | 450,000 | Recorder of Deeds |
| Berks | Reading | 420,000 | Recorder of Deeds |
| Lehigh | Allentown | 370,000 | Recorder of Deeds |
| Northampton | Easton | 310,000 | Recorder of Deeds |
| Westmoreland | Greensburg | 350,000 | Recorder of Deeds |
| Luzerne | Wilkes-Barre | 325,000 | Recorder of Deeds |
| Cumberland | Carlisle | 260,000 | Recorder of Deeds |
| Dauphin | Harrisburg | 280,000 | Recorder of Deeds |
Pennsylvania Recording Fees & Transfer Tax
Understanding the 2% Realty Transfer Tax
Pennsylvania's combined 2% realty transfer tax (1% state + 1% local) applies to most property conveyances. Philadelphia is the exception at 4.278% (1% state + 3.278% city). On a $300,000 purchase: standard PA tax = $6,000; Philadelphia tax = $12,834. Exemptions include transfers between spouses, certain family transfers, transfers by will or intestacy, and transfers to governmental entities. The tax is customarily split between buyer and seller, though this is negotiable. The transfer tax is calculated on the greater of the actual consideration paid or the property's assessed value (adjusted by the common-level ratio).
| Tax / Fee | Amount | Notes |
|---|---|---|
| State Realty Transfer Tax | 1% | Applies statewide on all non-exempt transfers |
| Local Realty Transfer Tax (most counties) | 1% | Split between municipality and school district |
| Philadelphia City Transfer Tax | 3.278% | Replaces the standard 1% local tax |
| Total — Standard PA | 2% | Customarily split between buyer and seller |
| Total — Philadelphia | 4.278% | Highest transfer tax rate in Pennsylvania |
| Deed Recording Fee | ~$30–$50 first page | Varies by county |
| Mortgage Recording Fee | ~$30–$50 first page | Varies by county |
| UCC Filing | $20–$30 | Filed with the county or state |
| Certified Copy | $5–$15 | Plus per-page charges |
Pennsylvania Property Taxes
Pennsylvania property taxes are levied by three overlapping jurisdictions: the county, the municipality (city, borough, or township), and the school district. Combined effective rates vary widely across the state — from under 1% in some rural areas to over 3% in parts of the Philadelphia suburbs and smaller cities with high school district taxes. School district taxes typically comprise the largest component of the total property tax bill.
Three Layers of Property Tax
Pennsylvania property taxes are administered at the county level through county assessment offices. A critical issue: many Pennsylvania counties have not conducted a general reassessment in decades. Some county assessments date to the 1970s or 1980s, meaning assessed values bear little relationship to current market values. The state applies a "common-level ratio" to adjust assessed values for purposes like transfer tax calculation. Property owners can appeal assessments through the county Board of Assessment Appeals. Delinquent property tax liens have priority over most other liens in Pennsylvania.
Pennsylvania's Clean and Green program (Act 319 of 1974) provides preferential property tax assessment for agricultural, forest, and open space land. Properties enrolled in Clean and Green are assessed based on use value rather than market value, resulting in significantly lower taxes for qualifying farmland and forest. However, if the land use changes or the property is developed, rollback taxes become due — the difference between the preferential assessment and the fair market assessment for up to 7 years, plus 6% annual interest. These rollback taxes can be substantial and must be identified in any title search for properties currently or previously enrolled in Clean and Green. The rollback tax obligation runs with the land and can surprise uninformed buyers.
Pennsylvania's two-stage tax sale process is unique. The first stage is the upset sale where tax-delinquent properties are sold at auction but subject to all existing liens — the buyer takes the property with all mortgages, judgment liens, and other encumbrances still attached. Only the delinquent taxes are satisfied. If the property doesn't sell at the upset sale, it proceeds to a judicial (free and clear) sale where the Court of Common Pleas orders the property sold free and clear of all liens and encumbrances. This two-stage process creates vastly different outcomes for buyers depending on which sale they attend. A Full Property Owner Lien Report is critical before bidding at any Pennsylvania tax sale.
Types of Deeds Used in Pennsylvania
Common Deed Types in Pennsylvania Real Estate
General Warranty Deed: The standard deed for most Pennsylvania residential transactions. The grantor warrants title against all defects at any time, providing the broadest protection with all six traditional covenants of title.
Special Warranty Deed: The grantor only warrants against defects arising during their period of ownership. Common in commercial transactions, bank-owned property sales, and institutional transfers.
Quitclaim Deed: Transfers whatever interest the grantor has without any warranties. Used for family transfers, clearing title clouds, divorce transfers, and adding/removing names from title.
Sheriff's Deed: Issued after a sheriff's sale (foreclosure or tax sale). Contains no warranties — the buyer accepts whatever title the former owner had, subject to surviving senior liens. Sheriff's deeds require careful pre-purchase title examination.
Deed in Lieu of Foreclosure: A voluntary transfer from borrower to lender to avoid the judicial foreclosure process. Must be carefully examined in chain of title analysis as the deed may contain specific agreements about lien satisfaction.
Pennsylvania Liens: Types, Priority, and Enforcement
Understanding lien types and their priority is critical for Pennsylvania real estate transactions. Pennsylvania's lien landscape includes some unique features, particularly regarding municipal lien priority and the treatment of liens in sheriff's sales.
How Lien Priority Works in Pennsylvania
Property tax liens: Superior to all other liens. Pennsylvania's two-stage tax sale treats liens differently — upset sales preserve all liens while judicial sales strip them. Municipal liens: Water, sewer, and municipal service liens often have super-priority under the Municipal Claims and Tax Liens Act. Mortgage liens: Priority determined by recording date under the race-notice system. Mechanic's liens: Under the Mechanics' Lien Law of 1963, liens must be filed within 6 months of completion. They relate back to visible commencement of work and can achieve priority over subsequently recorded mortgages. Judgment liens: Attach to all real property in the county when entered in the prothonotary's office. Last 5 years but can be revived.
Municipal liens: Pennsylvania's Municipal Claims and Tax Liens Act (53 P.S. §7101 et seq.) gives municipal claims — including water, sewer, trash collection, and other municipal service charges — special priority status. In many Pennsylvania municipalities, these liens are senior to all other liens except real estate taxes. Philadelphia's municipal lien system is particularly aggressive: unpaid water bills through the Philadelphia Water Department, unpaid real estate taxes, and other city charges become liens that can lead to sheriff's sale. The city also has the authority to lien properties for demolition costs, nuisance abatement, and code violation remediation. A comprehensive Property Lien Report identifies all municipal liens.
Mechanic's liens: Pennsylvania mechanic's liens protect contractors and subcontractors under the Mechanics' Lien Law of 1963. The lien must be filed within 6 months of the completion of work. For residential properties ($500,000 or less), subcontractors must provide a preliminary notice within 30 days of first performing work to preserve their lien rights. Mechanic's liens relate back to the visible commencement of construction on the property, which can give them priority over mortgages recorded after construction began. This retroactive priority makes pre-construction title searches and post-construction lien waivers important elements of Pennsylvania real estate transactions.
Coal, Gas, and Mineral Rights in Pennsylvania
Pennsylvania has one of the most complex mineral rights landscapes in the eastern United States. Coal rights: Western PA's bituminous coal region and northeastern PA's anthracite region have extensive history of coal mining. Many properties have separate coal estates owned by coal companies. Mine subsidence is an ongoing concern — properties may be undermined with risk of surface collapse. Marcellus Shale gas: The Marcellus formation underlies approximately 60% of Pennsylvania and contains some of the largest natural gas reserves in the nation. Gas rights have been actively leased and severed throughout the state. Surface vs. mineral ownership: As in Texas, the mineral estate can be dominant in Pennsylvania, giving the mineral owner certain surface access rights. A thorough title search must examine mineral reservations and severances in the chain of title.
Common Title Issues in Pennsylvania
Title Issues Frequently Found in Pennsylvania
(1) Unreleased mortgages from paid-off loans are pervasive — many lenders fail to record satisfactions. (2) Severed mineral/coal rights create split estates that affect property value and surface use. (3) Municipal liens with super-priority (water, sewer, code violations) can survive sheriff's sales. (4) Clean and Green rollback taxes create unexpected liabilities when land use changes. (5) Stale assessments — some counties haven't reassessed since the 1970s–1980s — create transfer tax and appeal complications. (6) Mine subsidence risk in coal regions affects insurability and property values. (7) Estate/probate issues from Pennsylvania's Orphans' Court proceedings can take years to resolve. (8) Right of redemption — the 9-month post-sheriff's sale redemption period creates title uncertainty for auction buyers.
Unreleased mortgages and satisfactions: One of the most common title defects in Pennsylvania is mortgages that were paid in full but never formally satisfied of record. Pennsylvania law requires the mortgagee to enter satisfaction within 60 days of full payment, but this frequently doesn't happen. Under 21 Pa. C.S. §§521-525, a title company or property owner can provide an affidavit to satisfy a mortgage that has been paid but not formally released, though the process requires specific documentation. Our Full Chain of Title Report identifies all open mortgages in the chain and their current status.
Mine subsidence: Properties in Pennsylvania's coal regions face unique risks from historic underground mining. Mine subsidence — the sinking or collapse of the ground surface due to underground mine voids — can occur decades after mining has ceased. Pennsylvania has a Mine Subsidence Insurance program administered by the Pennsylvania Department of Environmental Protection. Properties in undermined areas may require mine subsidence insurance in addition to standard homeowner's insurance. Title searchers examining properties in coal regions should note any coal or mineral reservations and the proximity of known mine workings.
U.S. Title Records Services for Pennsylvania
Professional Property Search Services in All 67 Counties
U.S. Title Records provides nine distinct property search products for Pennsylvania properties covering all 67 counties including Philadelphia, Allegheny (Pittsburgh), and every suburban and rural county. Our abstractors search recorder of deeds records, county assessment databases, prothonotary records for judgments and liens, municipal lien records, and court filings. All reports are delivered by email in PDF format, typically within the same business day. No login, subscription, or account required.
| Service | Price | Best For |
|---|---|---|
| Property Detail Record | $29 | Ownership, tax records, and property characteristics |
| Copy of Deed | $45 | Recorded deed from county recorder of deeds |
| Neighborhood Valuation | $49 | Comparable sales and market data |
| Property Lien Report | $95 | All liens including mortgages, municipal, judgments |
| Full Owner Lien Report | $145 | Liens against property AND owner — sheriff's sale essential |
| Chain of Title Report | $275 | Complete ownership history with all recorded instruments |
| Expanded Title Search | $295 | Comprehensive 10–30 year title examination |
| Title Search by Name | $95 | Find all properties owned by an individual or entity |
| Abstractor Service | $95+ | Physical document retrieval from PA courthouses |
Essential Research Before Bidding at Pennsylvania Sheriff's Sales
Pennsylvania sheriff's sales carry unique risks. Properties may be sold subject to senior liens — you could purchase a property and still owe the first mortgage, unpaid taxes, or municipal liens. The 9-month right of redemption means the former owner can reclaim the property by paying the full judgment amount. And unlike some states, Pennsylvania does not require a title commitment before sheriff's sale. A Full Property Owner Lien Report ($145) identifies the foreclosing lien position, all senior encumbrances that survive the sale, and all liens against both the property and the debtor. This is essential before any sheriff's sale bid.
Pennsylvania Property Records FAQ
Major PA Counties
Title Search Services
Pennsylvania Resources
- How to Do a Title Search
- Property Title Search Guide
- Types of Property Deeds
- Understanding Chain of Title
- Title Search Cost Guide
- Title Search vs. Title Insurance
- Property Liens Resource Center
- Tax Lien Search Guide
- Mechanic's Lien Guide
- Judgment Lien Search
- Find Property Owners
- Deed Search Guide
- Types of Easements
- UCC Lien Search Guide
- Preliminary Title Reports