Transaction Coordination · Pennsylvania

Transaction Coordinator in Clarion County, PA.

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

Clarion CountyEvery Pennsylvania county covered

At a glanceClarion 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 Clarion County file

Clarion County has 34 municipalities and 9 school districts, the count its own Tax Claim Bureau works from, and every deed for them records through one office in the courthouse on Main Street in Clarion. The file risk concentrates in Clarion Borough, the university town at the center of the county. A borough sale cannot lawfully close until the seller hands the buyer a sewer document of certification, and an investor buying a student rental steps into an annual rental unit license and a zoning cap on unrelated occupants. On the county side, the Recorder's page still carries its June 2025 notice that e-recording is paused and cards are not accepted, so plan for paper, a check, and a 4:00 pm cutoff, and confirm the walk-in location before you send a runner. 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 Clarion 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 Clarion County: 2.0%

Realty transfer tax in Clarion County totals 2 percent: 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district. The Recorder's published recording requirements state it the same way, 1% state transfer tax and 1% local transfer tax on the selling price or fair market value of every non-exempt deed, due at recording. Clarion Borough's own ordinance, Code section 195-9, sets the borough share at one half of 1%. The 2026 PA DCED tax register shows a 1% local total in every Clarion County municipality, with two splits that differ from the norm but not in total: Callensburg Borough and Perry Township report no municipal share and a full 1% to the school district. DCED lists Monroe Township at 1% municipal and 1% school, but the township sits in two school districts, the same doubled figures repeat on both of its rows (Clarion Area and Redbank Valley), and no ordinance supporting a 3% total was found, so use 2.0% and confirm Monroe Township with the Recorder at 814-226-4000, extension 2500, before you finalize the settlement statement. A deed that claims an exemption must come with a Statement of Value (REV-183) filed in duplicate, unless it is a transfer between close family members with the exemption clause written into the deed, and the Recorder charges $2.00 for the Statement of Value. When a deed covers land in more than one municipality or school district, the document itself must state the division of local tax in whole-number percentages.

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 Clarion County

The Clarion County Register and Recorder sits at Clarion County Courthouse, 421 Main Street, Suite 24, Clarion, PA 16214, 814-226-4000, extension 2500. The current recording fee is $59.75 for a deed, effective November 17, 2025. The $59.75 figure is the current schedule, issued after the Criminal Justice Enhancement Account increase moved the state JCS surcharge from $40.25 to $41.25 on November 17, 2025. The same $59.75 applies to mortgages, easements, rights of way, and installment sale agreements. Each page over three is $2.00, each name over four is $0.50, each parcel over one is $0.50, and a Statement of Value is $2.00. Satisfaction pieces and assignments or releases of mortgage are $61.75. A document returned by mail without a self-addressed stamped envelope costs $1.50, and a document returned for correction carries a $5.00 fee. Payment is cash or check only: the office stopped accepting credit and debit cards on June 1, 2025, and one check payable to the Recorder covers tax and fees. The Recorder's page still carries a notice that e-recording was temporarily paused as of June 1, 2025, with documents to be mailed to 421 Main Street; no later notice of a restart is posted, so ask the office before you plan on e-recording. The office is open Monday through Friday, 8:30 am to 4:30 pm, and asks that documents be presented by 4:00 pm. On location, the county's pages are not yet consistent. That same June 2025 notice sends in-person submissions to 160 Amsler Avenue in Shippenville, but the contact block on the Recorder's page, the fee schedule effective November 17, 2025, and the recording requirements all give the Courthouse, 1st Floor, Suite 24, 421 Main Street, and the Tax Claim Bureau's page states that all offices are back in the courthouse in Clarion. Treat the courthouse as the office and call 814-226-4000, extension 2500, before sending a runner.

Recording officeWhere the deed goes

OfficeClarion County Register and Recorder
AddressClarion County Courthouse, 421 Main Street, Suite 24, Clarion, PA 16214
Phone814-226-4000, extension 2500
Deed recording fee$59.75 for a deed, effective November 17, 2025

The Recorder's published requirements decide whether a deed is accepted. Every document must be an original, dated and acknowledged, and the acknowledgment date cannot predate the execution date. Deeds need a certificate of residence, meaning the grantee's address certified with a signature and date. Land documents must name the municipality, county, and state, should carry the tax map number, and must cite the prior book and page when they refer to an earlier recording. Transfer tax and the recording fee are due at recording, and an exempt deed needs the Statement of Value in duplicate. Several documents for one transaction must be numbered in recording order. A Uniform Parcel Identifier Ordinance that would bar recording without an Assessment Office certification is pending, not in force on the record available: the Commissioners held a public hearing on it on September 8, 2026, the copy posted on the county site still has a blank ordinance number and blank effective date, and no vote to adopt it appears in the posted minutes through September 8, 2026 or on the September 22, 2026 agenda. Ask the Recorder whether it has been adopted before each closing.

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

Clarion Borough sewer document of certification before any sale

Clarion Borough Code Chapter 174, adopted July 17, 2007 by Ordinance 2007-744, makes it unlawful under section 174-17 to sell any borough property on which a building or improvement exists without first delivering to the purchaser a document of certification or a temporary document of certification. The same section says no municipal lien letter will be issued for the transaction until one of those documents has been issued, so this item gates the title company as well as the deed. Under section 174-18A the seller applies at least 14 days before the date of sale, and under 174-18B the application goes in on the sewer system owner's form with its established fee. Section 174-18D then has an inspector perform a dye test, smoke test, or air test of the stormwater and waste drainage systems on the property. Section 174-2 defines the owner as the Clarion Area Authority or its successors and assignees. If a test finds an illegal discharge or a malfunctioning drainage system, section 174-19B says nothing issues until it is permanently removed or repaired and the system is retested, and the fee is paid again before each retest. The ordinance does not publish the fee, so start with the Borough office at 814-226-7707 to reach the current system owner the day the agreement is signed.

Temporary certification in Clarion Borough shifts cost to the buyer

Section 174-20 allows a temporary document of certification in two situations. Under 174-20A, at the sole discretion of the sewer system owner, when weather prevents testing, the seller must supply a signed written acknowledgment from the purchaser agreeing to correct any unlawful discharge at the purchaser's sole expense, plus full payment of the testing fee; testing then happens within 30 days of issuance and the purchaser is held responsible for immediate remediation if it fails. Under 174-20B, when a violation has been found and the repair would take long enough to create a practical hardship, the applicant must provide an executed contract with a registered, licensed plumber, a deposit equal to the amount of that contract, and the purchaser's agreement to cover cost overruns and to license entry onto the property. The owner's Manager sets the expiration date, and the deposit is forfeited to the extent needed to finish the work if the temporary document expires first. A buyer's agent should see those documents before the buyer signs, because each route puts the repair risk on the buyer.

Clarion Borough rental unit license on student and investor purchases

Clarion Borough Code Chapter 170, adopted November 4, 1981 by Ordinance 81-608 and amended December 20, 2013 by Ordinance 2013-798 and January 3, 2023 by Ordinance 2023-841, bars anyone under section 170-2 from operating a rental or leased dwelling, including single-family, two-family, and multifamily dwellings, short-term rentals, rooming houses, and dormitories, without a current and unsuspended rental unit license. Under section 170-2A a license runs one year, January 1 to December 31, and a license issued after June 30 for a new rental dwelling unit is charged at 50% of the yearly fee. Section 170-2E has Council set the fee by resolution when it enacts the annual budget, and no license is issued or renewed without it. Section 170-2G is the one that matters at closing: every license holder must give written notice to the Chief Administrative Officer/Borough Secretary within seven days after transferring or otherwise disposing of the legal control of a licensed rental, and the license is transferable to another person but not to another property. The Borough's application has the owner agree to required inspections and designate in writing an agent for service of violations when the owner is absent from the Borough for 30 or more days; section 170-2F lets that agent be any person residing within 25 miles of the Borough. Short-term rentals, defined as furnished space rented for one day to 31 days, fall under the same license. Applications go to the Borough at 1400 East Main Street, 814-226-7707.

Clarion Borough zoning caps unrelated occupants by district

Clarion Borough's zoning ordinance, Chapter 210, adopted November 6, 2013 by Ordinance 2013-795, limits occupancy through the definition of family in section 210-11, a section last amended January 20, 2026 by Ordinance 2025-851. Under item C of that definition a family includes not more than two unrelated persons occupying a dwelling unit and maintaining a common household, rising to not more than three unrelated persons in the R-2 District and not more than four in the R-3 District; minor dependent children of those persons count as part of the family in any district. The same section defines a student dwelling as one occupied exclusively or primarily by three or more unrelated persons attending undergraduate or graduate programs. An investor underwriting a student rental on a per-bedroom rent roll needs the zoning district confirmed before the inspection contingency expires, because a five-bedroom house does not carry a right to five unrelated tenants. Under section 210-57.3, short-term rentals in the R-1 District are a conditional use limited to stays of up to 31 continuous days and to no more than one family per dwelling unit. The Zoning Officer is at 814-226-7707.

Pending county Uniform Parcel Identifier ordinance would add a $20 certification

Clarion County's Resolutions and Ordinances page lists a Uniform Parcel Identifier Ordinance of 2026, and the posted copy is still a draft with the ordinance number, the start date, and the enactment date left blank. The Commissioners' minutes show a public hearing on it on September 8, 2026; no vote to adopt it appears in the posted minutes through September 8, 2026 or on the September 22, 2026 meeting agenda. As drafted, the Recorder could not accept a deed, mortgage, easement, lease memorandum, or oil, gas, or mineral instrument unless the parcel identifier is certified by the Assessment Office, the seller or the seller's agent would be responsible for obtaining the identifier before the transfer, the certification would sit at the top left of the first page with at least two inches of clear space, and the initial fee would be $20.00 per identifier, paid to the Assessment Office when the document is presented. The draft also ties certification of a Clean and Green parcel to the seller filing an amended Clean and Green application. Treat the requirement as pending and confirm its status with the Recorder at 814-226-4000, extension 2500, or the Assessment Office at extension 2301, before a closing. The Recorder's current requirements already ask for the tax map number on every land document.

Delinquent county taxes and Tax Claim certifications

Real estate taxes in Clarion County are delinquent if not paid by December 31 of the current year, and collectors return unpaid bills to the Tax Claim Bureau during January. Interest then accrues at three quarters of 1 percent per month, 9 percent a year, applied on the first of every month, and added fees are charged per parcel as notices go out. A payoff for a January or February closing therefore needs a figure from the Bureau, not from the local collector. The Bureau provides tax certifications on paid and unpaid taxes on request and collects for the County, all 34 municipalities, and the 9 school districts. Once a property is two years delinquent and on the sale list, the Bureau stops taking personal or business checks after May 31 and accepts only cash, money orders, or certified checks. The Bureau is in the courthouse at 421 Main Street, Suite 21, at 814-226-4000, extension 2306.

Act 29 contact form for buyers who will not live in the property

Pennsylvania Act 29 of 2026 (HB 858, approved July 20, 2026, adding 68 Pa.C.S. Chapter 25) took effect September 18, 2026 and requires each county chief assessor to keep a contact information list for real property that is not owned and occupied by an individual as a principal residence and domicile. A purchaser of covered property must give the county assessment office the owner name, address, telephone number, and email address within 30 days of purchase, a business or limited liability company must also name a person with the authority and ability to remedy a property maintenance problem or municipal code violation, and later changes must be reported within 30 days. The Act authorizes a county fine of up to $500 for intentionally or knowingly giving false information or failing to update it. Counties are rolling out their own forms at different speeds, so on any Clarion County purchase where the buyer will not occupy the property as a principal residence, ask the Assessment Office for its current form and where to send it.

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

Clarion County questions.

Do you provide transaction coordination in Clarion County, PA?

Yes. Precision Leverage Solutions works exclusively with Keller Williams agents and coordinates transactions throughout Clarion 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 Clarion County?

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

$59.75 for a deed, effective November 17, 2025, through the Clarion County Register and Recorder. The $59.75 figure is the current schedule, issued after the Criminal Justice Enhancement Account increase moved the state JCS surcharge from $40.25 to $41.25 on November 17, 2025. The same $59.75 applies to mortgages, easements, rights of way, and installment sale agreements. Each page over three is $2.00, each name over four is $0.50, each parcel over one is $0.50, and a Statement of Value is $2.00. Satisfaction pieces and assignments or releases of mortgage are $61.75. A document returned by mail without a self-addressed stamped envelope costs $1.50, and a document returned for correction carries a $5.00 fee. Payment is cash or check only: the office stopped accepting credit and debit cards on June 1, 2025, and one check payable to the Recorder covers tax and fees. The Recorder's page still carries a notice that e-recording was temporarily paused as of June 1, 2025, with documents to be mailed to 421 Main Street; no later notice of a restart is posted, so ask the office before you plan on e-recording. The office is open Monday through Friday, 8:30 am to 4:30 pm, and asks that documents be presented by 4:00 pm. On location, the county's pages are not yet consistent. That same June 2025 notice sends in-person submissions to 160 Amsler Avenue in Shippenville, but the contact block on the Recorder's page, the fee schedule effective November 17, 2025, and the recording requirements all give the Courthouse, 1st Floor, Suite 24, 421 Main Street, and the Tax Claim Bureau's page states that all offices are back in the courthouse in Clarion. Treat the courthouse as the office and call 814-226-4000, extension 2500, before sending a runner.

How much does a transaction coordinator cost in Clarion 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 a seller in Clarion Borough need a sewer certification before closing?

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