Transaction Coordination · Pennsylvania

Transaction Coordinator in Susquehanna County, PA.

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

Susquehanna CountyEvery Pennsylvania county covered

At a glanceSusquehanna County, PA

Transfer tax2.0%realty transfer tax

Recording fee$72.75for 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 Susquehanna County file

Susquehanna County is 40 townships and boroughs and 6 school districts, recorded through one Register and Recorder's office in the courthouse at Montrose. The county is rural and gas country, and its Recorder says so in the fee rules: oil and gas leases, their assignments, and long-term easements are treated as documents subject to realty transfer tax. Acreage files often carry Clean and Green, and the Assessment Office requires a notice of conveyance from the seller 30 days before the transfer. Inside the boroughs, Forest City and Susquehanna Depot both run rental permit ordinances that reopen on a change of ownership, and Montrose made its short-term rental permits non-transferable in 2026. Assessments still rest on a 1993 countywide reassessment at a 50 percent ratio, so the assessed value on the record tells you little about price. 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 Susquehanna 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 Susquehanna County: 2.0%

Susquehanna County is uniform: 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district, for 2.0% in every one of the 40 municipalities. The Recorder of Deeds fee schedule effective January 1, 2026 states that realty transfer tax of 2% of the consideration or computed value must be paid unless an exemption is claimed, and the PA DCED 2026 local tax register shows 0.5% municipal and 0.5% school district for all 27 townships and 13 boroughs across the Montrose Area, Blue Ridge, Elk Lake, Mountain View, Susquehanna Community, and Forest City Regional school districts. Montrose Borough Code section 102-2 levies the borough share at one-half of one percent. A REV-183 Statement of Value is required for any document subject to the tax that does not state the full and complete value or that claims an exemption; it adds $2.00 to the recording fee, is not counted as a page, and must be supplied in duplicate or the Recorder adds $0.50 for the copy. The Recorder notes that the Department of Revenue requires the form to be filled out completely, the only exception being oil, gas, and mineral leases. A trust exemption requires a complete copy of the trust agreement with all amendments and attachments, and a correction or confirmatory deed exemption requires a complete copy of the original recorded deed. A taxable document covering property in more than one municipality must state, in whole numbers, the percentage of the property lying in each.

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 Susquehanna County

The Susquehanna County Register and Recorder (Recorder of Deeds) sits at County Courthouse, 31 Lake Avenue, Montrose, PA 18801, 570-278-4600, extension 4065. The current recording fee is $72.75 for a deed, effective January 1, 2026. That is the current figure on the Recorder's fee schedule effective January 1, 2026, and the Recorder's page lists Act 45 of 2025 among the authorities for its fees. The fee includes up to 4 pages, 4 names, 1 parcel, and 1 notation; additional pages and notations are $2.00 each and additional names and parcels are $0.50 each. A mortgage is $72.75, a mortgage assignment or satisfaction is $59.75, a power of attorney is $18.50, and an oil, gas, or mineral lease is $18.50. Fees may be paid by cash, check payable to Recorder of Deeds, or Mastercard, Visa, or Discover with a service fee of 2.5% or $2.00, whichever is greater, and a returned check costs $35.00. Filing fees must be exact: since January 1, 2026 an overage of $5.00 or less is kept as a convenience fee, and a document with an overage above $5.00 is rejected. A self-addressed stamped envelope is required for the return of originals, or postage of $1.00 is added for every 5 pages or fraction thereof, and the office says documents are usually returned in approximately 10 days. The office is open 8:30 to 4:30, Monday through Friday; extensions 4066 and 4067 also reach it. E-recording runs through CSC, Simplifile, ePN, and Indecomm, and maps cannot be e-recorded. The Recorder will calculate fees in advance on request. Separately, the Tax Claim Bureau charges title companies $15.00 per parcel for a lien certification.

Recording officeWhere the deed goes

OfficeSusquehanna County Register and Recorder (Recorder of Deeds)
AddressCounty Courthouse, 31 Lake Avenue, Montrose, PA 18801
Phone570-278-4600, extension 4065
Deed recording fee$72.75 for a deed, effective January 1, 2026

The Recorder's published requirements are the gate. At a minimum a document must indicate the state, county, and municipality where the property is located. Every signatory on a deed, mortgage, lease, memorandum of lease, assignment, satisfaction, or letter of attorney must be acknowledged; a witness or oath notarial act is accepted only on other documents. All deeds, mortgages, and mortgage assignments need a certification of address of the grantee or mortgagee signed by that party or a representative, and typing the name of the law firm or settlement company in place of an individual's signature is not acceptable. Transfer tax or a Statement of Value in duplicate must come with any taxable document. Pages may not exceed 8.5 by 14 inches and must scan clearly, and multiple documents in one envelope must show the order of recording. The office states that it does not check the accuracy of the information in a document and that recording is not proof of legal validity.

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

Clean and Green land needs a notice of conveyance 30 days before the transfer

The Susquehanna County Assessment Office states that filing a notice of conveyance form is a requirement on Clean and Green property and asks owners to contact the office before making any change. The county's form, Notification of Conveyance, form AAO-92 as revised by the county in April 2021, must be provided by the current landowner to the County Assessor 30 days prior to any proposed transfer, split-off, or separation of enrolled land, with the proposed deed or survey map attached if there is one. That is a seller-side deadline that falls well before a normal settlement date, so ask at listing whether the parcel is enrolled. The county describes the penalty for a breach as seven years of rollback taxes with 6% simple interest per year. A split-off for a residence is limited to two acres per year and rollback is due on the land split off, while a separation into tracts that stay in an eligible use, usually at least 10 acres each, carries no rollback. A written rollback estimate can be requested on the county's form, but only by the deeded owner or the owner's attorney. After an ownership or acreage change the office mails the new owner an updated application. Assessment is at 570-278-4600, extension 4001.

Oil and gas leases and long-term easements are transfer-taxed documents at this Recorder

The Susquehanna County Recorder of Deeds lists the documents it treats as typically subject to realty transfer tax: deeds, oil and gas leases, leases with terms of 30 years or more, assignments of those leases, and easements with terms of 30 years or more, except easements for a public utility. The tax is 2% of the consideration or computed value unless an exemption is claimed, and the Recorder points filers to Title 61, Chapter 91 of the Pennsylvania Code for the full rules and will not advise on whether a transaction is exempt. The fee schedule effective January 1, 2026 prices an oil, gas, or mineral lease, and its amendment, assignment, declaration of pooling or unit, option agreement, or termination, release, or surrender, at $18.50 each, and an easement or right of way at $59.75. On a sale of acreage this matters twice: recorded leases, assignments, and pooling declarations will appear in the title search, and any new lease or easement signed as part of the deal carries its own tax and Statement of Value. Recorded documents from 2004 forward are on Landex, and the office's index has been converted back to 1974.

Forest City requires a rental permit, and a sale restarts the registration

Forest City Borough Ordinance No. 527 of 2025, the Rental Ordinance, enacted September 2, 2025, makes it unlawful to rent a residential unit in the Borough without a permit, and a permit issues only after the Code Enforcement Officer inspects the unit. Under Section 5, any person who becomes an owner of a residential rental unit must report the Section 4 information to the Borough Secretary within 30 days. Section 8 softens that for a clean file: if a unit is transferred with a valid permit in place, the new owner submits the registration forms but no additional inspection is required unless there is a change in tenant, and a unit is not inspected more than once a year. Section 11 lists a change in ownership, a change in tenants, and a reported code violation as the three events that reopen inspection. The fee is $60.00 per unit, the same figure the Borough's 2026 application shows for a new application and for a renewal or reinspection. Every owner must name a responsible agent who resides within 20 miles of the Borough and is available 24 hours a day, and a post office box does not count as proof of residency. Operating without a permit, or without a responsible agent, is fined at $100.00 per day under Section 16. The Borough office is at 535 Main Street, 570-785-3326.

Susquehanna Depot ties rental inspections and vacant building fees to a change of ownership

Susquehanna Depot Borough Ordinance No. 428 requires every landlord to hold a rental permit for each dwelling unit, issued after an inspection by the Code Enforcement Officer. Section 3 requires any person who becomes a landlord by agreement of sale, by deed, or by any other means to report to the Borough Secretary within 30 days. Under the amendment to Ordinance No. 428, the application fee is $75.00 per application, due on or before April 30 of each year with a $25.00 penalty if late, and inspections are charged at $50.00 each. The same amendment provides that once a unit has passed, no further inspection is required until ownership of the unit changes, the tenants change, or code violations are reported, so a sale by itself puts the unit back in line for inspection. Vacant buildings carry a separate obligation under Ordinance No. 451, the Vacant Building Registry: a new owner must register or re-register the building with the Code Enforcement Office within 30 days of any transfer of an ownership interest and must follow the previous owner's approved plan and timetable. The registration fee is $50 and the annual vacant building fee is $500. All delinquent fees are to be paid before any transfer, and if they are not, the new owner owes the annual fee plus $300 no later than 30 days after the transfer. Get a payoff of registry fees from the Borough at 570-853-3235 before settlement on any building that has sat empty for more than 30 days.

Montrose short-term rental permits are not transferable

Montrose Borough amended its Zoning Ordinance to regulate short-term rentals, and the Borough posts the amendment as effective January 24, 2026. A short-term rental is a dwelling unit rented for not less than one day and not more than 15 days. No one may operate one without a Short Term Rental Permit, and section 112-752 as amended provides that permits are issued only to the owner, for a term of one year, after an inspection by the Zoning Officer, and that permits are not transferable, assignable, or automatically renewed. A buyer therefore files a new application, and it has to include a copy of the current deed, proof that all real estate tax invoices are paid in full, the Susquehanna County Hotel Room Rental Tax Certificate, the Pennsylvania Sales and Use Tax Permit, and proof of at least $1,000,000 of insurance. The use is a special exception in the R-1 Residential District and a principal permitted use in the I-1, X-1, and C-1 districts, so an R-1 purchase needs a hearing before any permit. Overnight occupancy is capped at two people per bedroom, a property not on public sewer needs a sewage enforcement officer's certification that the system is not malfunctioning and has capacity, and the owner or a local contact person must reside within 15 miles. Application and renewal fees are set by Council resolution. The Borough office is at 570-278-2442.

Non owner-occupant buyers owe the Chief Assessor a contact form within 30 days

Pennsylvania Act 29 of 2026 added Chapter 25, County Property Contact Information List, to Title 68. It was enacted July 20, 2026 and took effect 60 days later, which is September 18, 2026. Under 68 Pa.C.S. section 2503, a real property owner must submit contact information to the county chief assessor, in the manner and form the chief assessor prescribes, within 30 days of purchase of a real property in the county. Section 2504 exempts owner-occupant real property, defined as real property owned and occupied by an individual as the individual's principal residence and domicile, so the rule reaches investor, second home, and entity purchases. A business or limited liability company must also give the contact information of an individual, representative, or employee with the authority and ability to repair, maintain, or remedy a problem or municipal code violation at the property, and under section 2505 a change must be reported within 30 days. Section 2507 lets a county levy a fine of up to $500 against an owner or owner's representative that intentionally or knowingly provides false or incorrect contact information or intentionally or knowingly fails to update it. The Susquehanna County Assessment Office has posted a notice of the requirement with an online form and a printable Property Owner Contact Information Form. Hand the buyer that form with the closing package on any purchase that is not a principal residence. The office is at 570-278-4600, extension 4001.

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

Susquehanna County questions.

Do you provide transaction coordination in Susquehanna County, PA?

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

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

$72.75 for a deed, effective January 1, 2026, through the Susquehanna County Register and Recorder (Recorder of Deeds). That is the current figure on the Recorder's fee schedule effective January 1, 2026, and the Recorder's page lists Act 45 of 2025 among the authorities for its fees. The fee includes up to 4 pages, 4 names, 1 parcel, and 1 notation; additional pages and notations are $2.00 each and additional names and parcels are $0.50 each. A mortgage is $72.75, a mortgage assignment or satisfaction is $59.75, a power of attorney is $18.50, and an oil, gas, or mineral lease is $18.50. Fees may be paid by cash, check payable to Recorder of Deeds, or Mastercard, Visa, or Discover with a service fee of 2.5% or $2.00, whichever is greater, and a returned check costs $35.00. Filing fees must be exact: since January 1, 2026 an overage of $5.00 or less is kept as a convenience fee, and a document with an overage above $5.00 is rejected. A self-addressed stamped envelope is required for the return of originals, or postage of $1.00 is added for every 5 pages or fraction thereof, and the office says documents are usually returned in approximately 10 days. The office is open 8:30 to 4:30, Monday through Friday; extensions 4066 and 4067 also reach it. E-recording runs through CSC, Simplifile, ePN, and Indecomm, and maps cannot be e-recorded. The Recorder will calculate fees in advance on request. Separately, the Tax Claim Bureau charges title companies $15.00 per parcel for a lien certification.

How much does a transaction coordinator cost in Susquehanna 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 a seller have to file before transferring Clean and Green land in Susquehanna County?

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