Transaction Coordination · Pennsylvania

Transaction Coordinator in Bedford County, PA.

Precision Leverage Solutions coordinates real estate transactions in Bedford County for Keller Williams agents, from ratified contract through settlement. Realty transfer tax here is 2.0%, deeds record through the Bedford County Recorder of Deeds, and we handle the county and municipal steps that decide whether your file closes on time. Billed per file, no retainer.

Bedford CountyEvery Pennsylvania county covered

At a glanceBedford County, PA

Transfer tax2.0%realty transfer tax

Recording fee$59.75for a deed

PLS, per file$400contract to close, billed per file with no retainer

Figures from the sections below. Confirm with the issuing office before relying on one for a live file.

What we handle on a Bedford County file

Bedford County has 38 municipalities, 25 townships and 13 boroughs, and the item that stops a closing sits around the county seat. Both the Municipal Authority of the Borough of Bedford and the Bedford Township Municipal Authority require a sanitary sewer air pressure test before improved real estate on their systems is sold or transferred, a rule driven by a state consent order to eliminate the Borough's combined sewer overflow. The Recorder of Deeds adopted a new fee bill on November 20, 2025, stops same-day recording at 4:00 PM, and will not record a deed, mortgage or assignment without a signed certificate of residence. Once your deal is ratified, PLS builds and manages the file in KW Command, tracks every deadline and contingency, routes documents for signature, and coordinates with lender, title, attorneys, and the co-op agent. See the full transaction coordination service for the complete scope, and the Pennsylvania overview for statewide notes.

On every Bedford County fileFrom ratified contract through settlement

KW Command fileBuilds and manages the file in KW Command.
Every deadlineTracks every deadline and contingency.
SignaturesRoutes documents for signature.
Every partyCoordinates with lender, title, attorneys, and the co-op agent.

Realty transfer tax in Bedford County: 2.0%

The Bedford County Recorder states the rule plainly: 2% of the consideration, 1% to the PA Department of Revenue and 1% split locally. The PA DCED Municipal Statistics 2026 tax register shows 33 of the 38 municipalities at 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district. In Coaldale Borough, Londonderry Township, Manns Choice Borough, Pleasantville Borough and St. Clairsville Borough the register lists no municipal share and the full 1% local tax going to the school district, so the total is still 2.0% everywhere in the county. A deed must state the true consideration or be accompanied by a fully completed Statement of Value (REV-183), and the Recorder requires a duplicate copy of that statement. A document covering more than one municipality or school district must state the proportional share of the local tax in whole numbers.

Where the 2% goesRealty transfer tax split, as described here

1%Commonwealth

0.5%Municipality

0.5%School district

Commonwealth1%
Municipality0.5%
School district0.5%

Recording a deed in Bedford County

The Bedford County Recorder of Deeds sits at 200 South Juliana Street, Room 106, Bedford, PA 15522, 814-623-4836. The current recording fee is $59.75 for a deed, fee bill effective November 20, 2025. This is the current fee bill. The $59.75 covers up to 4 names and 4 pages; each additional name is $0.50 and each additional page is $2.00. A mortgage is $59.75. The office is open Monday through Friday, 8:30 AM to 4:30 PM, and same-day recording stops at 4:00 PM. Checks, money orders, cash, credit and debit cards are accepted, and one check can cover both transfer tax and recording fees. Fees must be exact: an overage of $5.00 or less is kept, a larger overage sends the document back, and no more than five documents may ride on one check. E-recording runs through Simplifile and CSC. Mailed documents need a self-addressed stamped envelope.

Recording officeWhere the deed goes

OfficeBedford County Recorder of Deeds
Address200 South Juliana Street, Room 106, Bedford, PA 15522
Phone814-623-4836
Deed recording fee$59.75 for a deed, fee bill effective November 20, 2025

Paperwork named hereWhat this office looks for

Statement of Value
UPI certification

When each one applies is explained in the requirements below.

The Recorder's recording requirements, effective June 1, 2019, list what gets a document rejected, and no UPI or parcel certification step is among them. Every deed, mortgage and assignment must carry a signed certificate of residence, which becomes the tax billing address. The state, county and municipality must be clearly stated. A Statement of Value, signed, dated and in duplicate, must accompany any transfer that does not state full consideration or that claims an exemption other than a family exemption stated on the document. The acknowledgement date cannot predate the document date, the numerical and written amounts must match, and documents recorded together must be numbered in recording order.

Recording fees and transfer tax rates for every county we coordinate in are collected side by side on our recording fee and transfer tax reference.

What actually holds up a closing here

Bedford Borough sewer pressure test and sump pump inspection at transfer

The Municipal Authority of the Borough of Bedford requires that, effective March 7, 2022, improved real estate served by its sanitary sewer system successfully pass an air pressure test prior to sale or transfer. The lateral is pressurized to at least 5 psi and held for 15 minutes with no noticeable loss. The same requirements, revised October 30, 2024, add an interior inspection by an Authority representative before transfer, under section 7.10(A)(1) of the Authority's Sewer Rules and Regulations, to confirm there is no illegal sump pump connection, and any illegal sump pump found must be removed. Witnessing must be requested at least 72 hours in advance. The published fees are $25 to witness each pressure test and $200 for inspection when a lateral must be replaced. A property that passed an air pressure test within the previous 10 years, with no alterations since, is exempt, as are a refinance with no conveyance, a transfer into an ordinary grantor trust, a transfer between spouses or former spouses under a marriage settlement agreement, and a sheriff sale or deed in lieu transfer to a mortgage holder or lien creditor (the lienholder's later resale is covered). The seller is responsible for bringing the property into compliance before closing, and a buyer who closes without assurance of compliance takes on that responsibility. The stated fine is $600 plus costs, with each day a separate offense, and the Authority may discontinue water or sewer service. The Borough office is at 814-623-8192.

Bedford Township sewer pressure test at transfer

The Bedford Township Municipal Authority amended its Wastewater System Rates, Rules and Regulations on February 7, 2024 so that, effective June 1, 2024, improved real estate served by its sewer system must pass an air pressure test (5 psi for 15 minutes) before sale or transfer. Witnessing must be requested at least 72 hours ahead, and operators are available Monday through Friday, 7:00 AM to 3:00 PM. The published fees are $25 to witness each test and $200 for inspection when a lateral must be replaced, both waived only for calendar year 2024. The lateral must also have a cleanout near the foundation and a viewport at the property line. A passing air test within the previous 10 years with no alterations exempts the transfer. The seller is responsible for compliance before closing, and a buyer who closes without assurance of compliance takes on that responsibility. The Authority may also shut off service. Separately, Resolution 2026-06 of September 2, 2026 orders all customers to test by phase, with Phase 1 testing due June 16, 2027 and repairs due December 16, 2027, so ask the seller whether a Certificate of Compliance already exists. The Authority is at 814-623-7879.

Certificate of residence and duplicate Statement of Value

The Bedford County Recorder requires a signed certificate of residence on every deed, mortgage and assignment, and that address becomes the tax billing address. Any transfer that does not state full consideration, or that claims an exemption other than a family exemption stated on the face of the document, needs a Statement of Value that is fully completed, signed and dated, and the office requires a duplicate copy. Recording fees must be for the exact amount, since the office cannot give refunds and returns a document when the overage is more than $5.00. When several documents share one check, all of them must be correct for any to be processed, so the Recorder suggests one check per document. A re-recording that corrects more than a clerical error needs a new acknowledgement.

Delinquent taxes and the Tax Claim Bureau

Unpaid county, municipal and school real estate taxes are turned over to the Bedford County Tax Claim Bureau by January 15 of the following year. Interest accrues at 9% per year, or 0.75% each month, beginning February 1 of the year the tax is turned over, and the Bureau adds $15.00 per delinquent parcel for each taxing entity. The Bureau does not accept personal or business checks. Its page lists cash in person, money orders, certified or cashier's checks, and credit card, debit card or e-check with an added fee. The department's main page is stricter and newer in tone: 2024 and 2025 claims by credit card or e-check online or cash by appointment, and 2023 and older claims in cash only at the office, so confirm the accepted form of payoff before the title company cuts a check. Partial payments of at least $50.00 are accepted but do not remove a property from the upset sale list. The office is in Suite 104 of the courthouse at 200 South Juliana Street, The department's contact block gives 814-623-4845 for the Tax Claims Bureau and 814-623-4842 for Real Estate Assessment, while the Bureau's own page prints 814-623-4842, so either line reaches the same Suite 104 office.

Act 29 owner contact form for buyers who will not occupy

The Bedford County Assessment and Tax Claims office posts an Act 29 Property Owner Contact Information Form on its forms page. Act 29 of 2026 added 68 Pa.C.S. Chapter 25 and took effect September 18, 2026. The county form states that, for a covered property purchased after the Act took effect, contact information must be submitted to the chief assessor within 30 days of purchase, and updates are due within 30 days of a change. Owner-occupied property, meaning a principal residence and domicile, is exempt. A business or LLC owner must also name an authorized contact who can remedy a code violation. The form repeats the statute's penalty: a county may levy a fine of up to $500 for intentionally or knowingly giving false or incorrect contact information or intentionally or knowingly failing to update it. On an investor or second home purchase, hand the buyer the form at closing. The Assessment office is at 200 South Juliana Street, Suite 104, Bedford, 814-623-4842.

Bedford Borough historic district certificate of appropriateness

Section 154.096 of the Bedford Borough Code (Ordinance 2010-03) bars anyone from erecting, altering, restoring, demolishing, painting or changing the appearance of a building in a Historic District, other than interior work, without permits issued on the strength of a certificate of appropriateness from Borough Council. Section 154.097 extends the certificate beyond work that needs a zoning permit to all work affecting general design, arrangement, texture, material and color that can be seen from a public street or way, and it names painting, sandblasting, chemical cleaning, stucco, window replacement or major repair, cornices, trim and signs. Work under a certificate must be completed within one year of issuance. The Historical Architectural Review Board reviews applications and meets on the third Thursday of each month at 5:30 PM. The Borough states there is no fee for an application that needs HARB approval only, and that the zoning portion of a Zoning/HARB Permit is $25 for the first $1,000 of estimated construction cost and $1.00 for each additional $1,000. A Zoning/HARB Permit is also required before a change in use of a building or land. The Borough adopted Ordinance 2026-01 amending Chapter 154 in 2026, so confirm current wording with Code Enforcement at 814-310-2326 before a buyer plans exterior changes.

Pricing

Transaction coordination in Pennsylvania is billed per file, not as a monthly retainer. Contract to close is $400 per transaction, and the full rate card including dual agency, transaction licensee, unrepresented party (FSBO or URB), and listing management is published on our pricing page. No fixed overhead, no minimum volume.

Contract to close$400per transaction, billed per file

Listing management$150per listing, from the published rate card

Retainer$0no fixed overhead, no minimum volume

Where these figures come from

The county-level figures on this page come from the official sources listed below. Municipal fees and deadlines come from each municipality's own published schedules and ordinances, which are revised more often than they are archived. We publish what we could verify and leave out what we could not. Fees and ordinances change; if you are relying on a figure here for a live file, confirm it with the issuing office, and tell us if you find a discrepancy so we can correct the page.

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FAQ

Bedford County questions.

Do you provide transaction coordination in Bedford County, PA?

Yes. Precision Leverage Solutions works exclusively with Keller Williams agents and coordinates transactions throughout Bedford County and the rest of Pennsylvania, from the ratified contract through settlement. We also serve KW agents in New Jersey and Delaware. Pricing is per file with no retainer.

What is the realty transfer tax in Bedford County?

How much does it cost to record a deed in Bedford County?

$59.75 for a deed, fee bill effective November 20, 2025, through the Bedford County Recorder of Deeds. This is the current fee bill. The $59.75 covers up to 4 names and 4 pages; each additional name is $0.50 and each additional page is $2.00. A mortgage is $59.75. The office is open Monday through Friday, 8:30 AM to 4:30 PM, and same-day recording stops at 4:00 PM. Checks, money orders, cash, credit and debit cards are accepted, and one check can cover both transfer tax and recording fees. Fees must be exact: an overage of $5.00 or less is kept, a larger overage sends the document back, and no more than five documents may ride on one check. E-recording runs through Simplifile and CSC. Mailed documents need a self-addressed stamped envelope.

How much does a transaction coordinator cost in Bedford County?

Contract-to-close coordination is $400 per transaction in Pennsylvania. Dual agency, transaction licensee service, unrepresented party coordination (FSBO or URB), multi-unit transactions, and listing management are each priced separately and published in full on our pricing page. There are no monthly fees, retainers, or minimum volume requirements.

Does Bedford Borough require a sewer lateral test before a property is sold?

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