Transaction Coordination · Pennsylvania

Transaction Coordinator in McKean County, PA.

Precision Leverage Solutions coordinates real estate transactions in McKean County for Keller Williams agents, from ratified contract through settlement. Realty transfer tax here is 2.0%, deeds record through the McKean 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.

Mckean CountyEvery Pennsylvania county covered

At a glanceMcKean County, PA

Transfer tax2.0%realty transfer tax

Recording fee$87.75for 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 McKean County file

McKean County has 22 municipalities, with the courthouse and the Recorder of Deeds in Smethport and most of the sales volume in and around the City of Bradford. Three municipalities put their own paper between the agreement and the deed: the City of Bradford wants a real estate registry form with every deed, Bradford Township requires a seller to obtain a disclosure certificate from its Code Enforcement Officer before the agreement of sale, and Port Allegany Borough requires a Certificate of Compliance on every transfer. The Recorder rejects any package that combines recording fees and transfer tax on one check, and a Ceres Township deed has to name the school district. 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 Mckean 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 McKean County: 2.0%

The total is 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district in the standard McKean County split, and the Recorder collects a 1% state and a 1% local realty transfer tax. The 2026 DCED tax register shows the 0.5% and 0.5% split for 20 of the 22 municipalities, including the City of Bradford, Bradford and Foster townships, and Kane, Smethport, and Port Allegany boroughs. The City of Bradford imposes 1% under section 196-52 of its code (Ordinance 3117, adopted December 22, 1987 and amended September 11, 2007), subject to the rate limits of state law, and Bradford Township's ordinance imposes 1% and drops to one half of that rate automatically where another political subdivision taxes the same transfer. Sergeant Township has no township share in the register, which lists the full 1% local tax under the Smethport Area School District, so the total there is still 2.0%. Ceres Township appears at doubled figures only because it has two school district rows, Otto-Eldred and Oswayo Valley, and the Recorder requires a Ceres deed to state which district the property is in. Transfer tax or a Statement of Value (form REV-183) must accompany every transfer unless the exemption is clearly stated in the deed, and a deed covering more than one municipality must state the percentage division of the tax. The Recorder posts the common level ratio factor, 2.08 from July 1, 2026 to June 30, 2027.

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 McKean County

The McKean County Recorder of Deeds sits at 500 West Main Street, Smethport, PA 16749, 814-887-3250. The current recording fee is $87.75 for a deed, effective November 17, 2025. This is the Recorder's current fee bill. The $87.75 base covers a deed or mortgage of up to four pages, four names, and one parcel. Each additional parcel or description is $1.00, each additional name is $1.00, and each additional page is $4.00. Documents presented after 4:00 are recorded the next business day. E-recording is available through Simplifile, CSC, ePN, and Indecomm. On an e-recorded deed for property in the City of Bradford the Recorder adds $0.50 per page to print the deed and $1.50 to prepare the City Registry. Re-recorded documents must be re-acknowledged, and when several documents make up one transaction the package has to state the order of recording.

Recording officeWhere the deed goes

OfficeMcKean County Recorder of Deeds
Address500 West Main Street, Smethport, PA 16749
Phone814-887-3250
Deed recording fee$87.75 for a deed, effective November 17, 2025

Recording fees must be on their own check. The 1% state and 1% local transfer tax can share one check, but if transfer tax and recording fees are combined the document is rejected. Every recording needs a stamped, self-addressed envelope large enough for the documents. A deed for property in the City of Bradford requires the city registry form, which asks for grantee, grantee's address, grantor, date of deed, house number and street, and attorney, and the Recorder charges $1.50 if it is missing. A Ceres Township deed must state either the Oswayo Valley or the Otto-Eldred school district. Deeds must show the municipality, county, and state and carry a signed, certified grantee address. The acknowledgment date cannot be earlier than the document date, and the Statement of Value must be fully complete.

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

City of Bradford real estate registry and the closing-day checks behind it

Every deed for property in the City of Bradford has to go to record with a city registry form, and the City Code makes the closing parties responsible for more than the form. Chapter 167 of the City Code keeps the real estate registry required of third class cities, and section 167-2 says that, in addition to filing the registry slip at City Hall, any person, firm, or corporation handling the transaction, whether as principal, agent, or employee, is responsible for checking that any moneys due to the City for water, sewage, and garbage are paid before or at the closing. A violation is a summary offense with a fine of up to $1,000. The Recorder of Deeds supplies the registry form and charges $1.50 to prepare it when it is missing. The City's master fee schedule lists a tax certification letter at $15.00. The City's old point-of-sale Certificate of Compliance is gone: former Chapter 165, Property Sales, adopted in 1995 by Ordinance 3162, was repealed on May 14, 2024 by Ordinance 3162.9. City Hall is at 24 Kennedy Street, 814-362-3884.

Bradford Township disclosure certificate before the agreement of sale

Bradford Township requires the owner to obtain a certificate from the Code Enforcement Officer before entering into an agreement of sale, or before the transfer when no agreement is used. The ordinance (Ordinance 1998-7-1, published by the Township as Chapter 11, Part 1 of its code) covers residential buildings and treats a land contract or a lease with an option to purchase as a sale. The officer reviews Township records, inspects the premises, and issues a certificate listing code violations, open permits, and municipal claims due, and the seller must deliver it to the buyer at or before signing and return the buyer's signed receipt to the Township. Ordinance 2021-3, adopted June 14, 2021, made the certificate valid for up to two years and requires it to say whether the property can be occupied before reinspection and how long the owner has to fix the violations. Foreclosure, tax, and other judicial sales are exempt, as is a building under a valid demolition permit. A violation carries a fine of up to $500, but the ordinance does not invalidate a sale for noncompliance. The Township lists the home inspection at $150.00. The office is at 136 Hemlock Street, 814-368-3564.

Port Allegany Certificate of Compliance on every transfer

Port Allegany Borough requires a Certificate of Compliance on every transfer of title. Chapter 45 of the Borough Code, adopted April 2, 1990 by Ordinance 378, requires the owner to obtain the certificate from the Code Enforcement Officer before selling or transferring any structure or unit, and says a purchaser may not take title and occupy without receiving it. The officer inspects the premises first, the Borough has 10 business days from receipt of the application to issue or reject, and the certificate is valid for 180 days and for one transfer only. The Borough's application states that the certificate will include any code violations, zoning information, liens, and final water and sewer bills. The form asks for the closing date, the closing agent, seller and buyer contact information, and the buyer's proposed use, and it goes in with a $50 check payable to Port Allegany Borough. The Borough must be told if the closing date moves because the final water and sewer bill will change. Applications go to 45 West Maple Street, Port Allegany, PA 16743.

City of Bradford rental units must be re-registered at transfer

A new owner of a registered rental unit in the City of Bradford must re-register the unit at the time of transfer. Chapter 169 of the City Code, amended in its entirety on November 25, 2014 by Ordinance 3228.3, bars anyone from renting or occupying a rental unit that is not registered with the Property Maintenance Officer. Registration is due by March 1 each year, expires December 31, and requires the name and contact details of a responsible local agent. Each unit is inspected at least once every two years and receives a certificate of compliance that must be displayed in a conspicuous place in the unit along with the names, addresses, and telephone numbers of the owner and the responsible local agent. The City's master fee schedule sets registration at $45.00 per unit for up to four units and $35.00 per unit over four, with the biennial inspection included. The City will not register a unit unless City real estate taxes, City utilities including water, garbage, and sewage, and any fines are paid in full, so an investor needs the seller's accounts cleared at closing. Fines start at $300 for a first violation. Code Enforcement is at 814-362-3884, extension 126.

Vacant and foreclosed property registration in the City of Bradford

Vacant and foreclosing properties in the City of Bradford must be registered with the City under Chapter 164, adopted August 12, 2025 by Ordinance 3301. A mortgagee registers within 10 days of filing a foreclosure action, and the owner of any other vacant property registers within 10 days after it becomes vacant. Registrable property includes anything vacant for more than 30 days or with a utility or service cancelled, whichever comes first. When a registered vacant property is transferred, the new owner has 10 days to register it or update the registration, and the previous owner is not released from unpaid fees, fines, and penalties. The City's master fee schedule lists the registration at $250 per year, with a late fee of 10 percent for every 30 days. The chapter also requires a vacant property to be secured and posted with the name and 24-hour number of a property manager. Fines run from $300 to $1,000. On a bank-owned or estate listing in the city, ask for proof of registration with the title order.

Bradford Township rentals are registered and reinspected at each tenant change

A buyer who becomes a landlord in Bradford Township has 30 days to report to the Code Enforcement Officer. The Township's Landlord Reports ordinance (Ordinance 1998-7-2, section 204) applies to anyone who becomes a landlord by agreement of sale, by deed, or by any other means, and section 207 bars renting a dwelling unit without a certificate of compliance issued after inspection. The Township's site adds that a Rental Property Registration form is due within 30 days of a property becoming a rental or of any change in tenants, and that the unit must be reinspected whenever tenants change and before the new tenant moves in. Changes in occupancy, including a unit going vacant, must be reported within 10 days. The certificate depends on compliance with the Township's property maintenance, fire, electrical, and plumbing codes and on payment of garbage, sewage, water, and other Township charges. The Township has adopted the International Property Maintenance Code and the International Residential Code. Forms and scheduling run through the Township office at 814-368-3564.

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 McKean 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

McKean County questions.

Do you provide transaction coordination in McKean County, PA?

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

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

$87.75 for a deed, effective November 17, 2025, through the McKean County Recorder of Deeds. This is the Recorder's current fee bill. The $87.75 base covers a deed or mortgage of up to four pages, four names, and one parcel. Each additional parcel or description is $1.00, each additional name is $1.00, and each additional page is $4.00. Documents presented after 4:00 are recorded the next business day. E-recording is available through Simplifile, CSC, ePN, and Indecomm. On an e-recorded deed for property in the City of Bradford the Recorder adds $0.50 per page to print the deed and $1.50 to prepare the City Registry. Re-recorded documents must be re-acknowledged, and when several documents make up one transaction the package has to state the order of recording.

How much does a transaction coordinator cost in McKean 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.

What does the City of Bradford require when a property in the city is sold?

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