Transaction Coordinator in Lackawanna County, PA.

What we handle on a Lackawanna County file

Lackawanna County is divided into 40 municipalities, two cities, 17 boroughs, and 21 townships, and one of them changes the math on every net sheet: a Scranton deed carries 3.7% in transfer tax where the other 39 carry 2%. The Recorder of Deeds will not record until the Assessment Office has certified a PIN on each parcel, and the office is strict about exact payment, with no credit cards and no refunds. Scranton and Dunmore both license rentals, Scranton wants a change of ownership reported within 10 days and Dunmore's license cannot be transferred at all, so an investor file has municipal deadlines that start at settlement. 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.

• 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 Lackawanna County: 2.0% in most municipalities, 3.7% in Scranton

The Recorder of Deeds rate sheet lists every municipality outside Scranton at 0.5% municipal plus 0.5% school district plus 1% state, for 2%, and Scranton at 2.2% city plus 0.5% Scranton School District plus 1% state, for 3.7%. The Recorder's transfer tax FAQ repeats the 3.7% Scranton total. The City rate comes from section 428-45 of the Scranton code, which imposes 2.2% and was most recently amended by Ord. No. 105-2023 on December 12, 2023, and the DCED 2026 tax register shows the same 2.2% city and 0.5% school figures and 0.5% and 0.5% for all 39 other municipalities. On a $200,000 Scranton sale that is $7,400 in total transfer tax against $4,000 anywhere else in the county, so confirm the municipality from the county tax record rather than the mailing address. A taxable deed covering more than one municipality must state the percentages and whole dollar amounts for each, with a Statement of Value (REV-183) broken down the same way. A Statement of Value is required whenever tax is not paid or the full value is not on the face of the deed, and the Recorder charges $2.00 for it.

• Most municipalities2%
• Scranton3.7%

Figures from this section. Confirm the municipality before quoting a rate.

Recording a deed in Lackawanna County

The Lackawanna County Recorder of Deeds sits at 123 Wyoming Avenue, Suite 218, Scranton, PA 18503, 570-963-6775. The current recording fee is $99.75 for a deed, on the schedule dated February 19, 2026, which reflects the $15.00 demolition fee in effect since December 1, 2025. The base fee covers up to four pages, four names, one acknowledgment, one parcel, one PIN certification, and the cover page. Additional pages are $2.00 each, names over four are $0.50 each, each additional acknowledgment and each additional parcel is $0.50, and a Statement of Value is $2.00. The county's Ordinance 299, signed August 20, 2025, added a $15.00 demolition fee on all deeds and mortgages effective December 1, 2025, and the Recorder announced in November 2025 that the state court fee portion rose from $40.25 to $41.25 per document after the fiscal code change signed November 12, 2025. Since January 1, 2026, any attachment on an e-recording is charged $0.50 per page. Office hours are 9:00 a.m. to 4:00 p.m. and recording stops at 3:45 p.m. The office takes no cash for recordings and no credit cards, fees must be exact, an overage of $5.00 or less is forfeited and anything larger sends the document back, one check covers at most four documents, and at most three checks are accepted per transaction. One check may cover both transfer tax and recording fees. E-recording runs through Simplifile, CSC, and ePN, paper can go to the drop box in the Government Center lobby, and a self-addressed stamped envelope is required for returns.

A PIN must be certified on each parcel in the document by the Lackawanna County Assessment Office before recording, and the Recorder's policy states that a document without the Assessment Office's certification stamp and seal is unacceptable for recording. One PIN certification is built into the base fee and each additional PIN is $10.00. Mailed documents are forwarded to Assessment for certification, and they come back unrecorded if the fees are short. Every deed, mortgage, and assignment also needs a Certificate of Residence signed by or for the grantee, transfer tax or a fully completed Statement of Value must accompany every transfer unless an exemption is stated in the deed, and the written consideration must match the numeric amount. Since September 1, 2024 the office has required PRIA formatting: 12 point font, one inch margins, no handwritten text other than signatures, and no reduced copy of a prior legal description.

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

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.

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.