Transaction Coordination · Pennsylvania

Transaction Coordinator in Venango County, PA.

Precision Leverage Solutions coordinates real estate transactions in Venango County for Keller Williams agents, from ratified contract through settlement. Realty transfer tax here is 2.0% in most municipalities, up to 2.5%, deeds record through the Venango 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.

Venango CountyEvery Pennsylvania county covered

At a glanceVenango County, PA

Transfer tax2.0–2.5%varies: 2.0% in most municipalities, up to 2.5%

Recording fee$86.25for a deed on the only schedule online

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 Venango County file

Venango County has 31 municipalities (the cities of Franklin and Oil City, nine boroughs, and 20 townships), and the transfer tax is not the same in all of them: the City of Franklin levies a full 1 percent of its own on top of the school district share. Sugarcreek Borough will not allow a sewered property to change hands without a sewer lateral Certificate of Compliance that is good for only 90 days. Franklin and Oil City both make a new owner inspect a vacant property within 10 days of purchase, and Oil City licenses every rental. The only fee schedule the Recorder has online sets a deed at $86.25 under a 2017 heading, so confirm the fee by phone, and it adds a $2.00 charge on deeds for Franklin or Oil City property. 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 Venango 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 Venango County: 2.0% in most municipalities, up to 2.5%

For most of the county the 2026 DCED tax register lists the standard split: 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district, for 2.0 percent in total. Oil City fits that pattern: section 285-63 of its code (Ordinance 2460 of 1987) imposes 1 percent but cuts the City rate to one half when another political subdivision taxes the same transfer, and the register shows 0.5 percent city and 0.5 percent Oil City Area School District. The City of Franklin is higher. Section 311.01 of the Franklin code (Ordinance 4 of 2008, passed April 7, 2008) imposes the realty transfer tax at 1 percent, subject to the rate limitations of Article XI-D of the Tax Reform Code and with no clause of its own that halves the rate, and the 2026 DCED register lists Franklin at 1.0 percent city plus 0.5 percent Franklin Area School District, so on those two sources the local side is 1.5 percent and the total is 2.5 percent. Two township entries in the register do not follow the pattern and could not be matched to an ordinance online: President Township is shown at 1 percent municipal and 1 percent school district across two school district rows, and Allegheny Township is shown with no municipal rate and 0.5 percent school district. For a file in either township, and for any Franklin file, confirm the local rate with the Recorder at 814-432-9539 before the settlement statement goes out. A REV-183 Statement of Value costs $1.00 to record, and the Recorder requires one on oil and gas leases and assignments as well as on deeds.

Where the 2% goesStandard split in most municipalities

1%Commonwealth

0.5%Municipality

0.5%School district

Commonwealth1%
Municipality0.5%
School district0.5%

Total transfer taxState plus local, by where the property sits

Most municipalities2%
Highest rate in the county2.5%

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

Recording a deed in Venango County

The Venango County Register and Recorder sits at Courthouse, 2nd Floor, 1168 Liberty Street, Franklin, PA 16323, 814-432-9539. The current recording fee is $86.25 for a deed on the only schedule online, which is headed effective November 30, 2017; confirm by phone. The county labels its schedule Register of Deeds Fee Schedule Nov 2025, and the file was produced in October 2025, but the heading inside still reads effective November 30, 2017, and the Recorder's current page still quotes the 2017 court surcharge of $40.25. Crawford County's Recorder reports that the same surcharge rose to $41.25 on November 17, 2025, so the Venango deed fee may now be $1.00 higher than the schedule shows. Call 814-432-9539 for the current figure before cutting a check. The deed fee covers three pages, four indexed names, one acknowledgment, and one parcel, and it applies to sheriff and tax claim deeds too. A mortgage or corrective deed is $71.25. Each additional page over three is $2.00, each name over four is $0.50, each additional parcel or description is $0.50, each additional acknowledgment is $0.50, and a marginal notation is $2.00. A deed for property in Franklin or Oil City carries an extra $2.00 transfer charge. Add $1.00 for postage if no self-addressed stamped envelope is enclosed. The office is open Monday through Friday, 8:30 to 4:30, and mail goes to PO Box 831, Franklin, PA 16323. The county lists Simplifile and CSC for e-recording. The schedule itself currently sits only on the county's older web address; the rebuilt county site does not post it, and the Recorder's page says to contact the office for fees.

Recording officeWhere the deed goes

OfficeVenango County Register and Recorder
AddressCourthouse, 2nd Floor, 1168 Liberty Street, Franklin, PA 16323
Phone814-432-9539
Deed recording fee$86.25 for a deed on the only schedule online, which is headed effective November 30, 2017; confirm by phone

Paperwork named hereWhat this office looks for

Statement of Value
UPI certification

When each one applies is explained in the requirements below.

The Recorder and Assessment pages we reviewed publish no Uniform Parcel Identifier or parcel certification step, and the fee schedule carries no UPI fee, so the items that stop a Venango deed are the ones on the fee schedule itself. A Statement of Value must accompany the deed, and oil and gas leases and assignments of oil and gas leases also require a Statement of Value attached. The base fee assumes one parcel and one acknowledgment, so a multi-parcel deed or one with several notary acknowledgments that arrives with only the base fee is short. A deed for Franklin or Oil City property needs the extra $2.00. Mortgages can only be satisfied by a recorded satisfaction that states the location of the property. Call 814-432-9539 to confirm parcel number requirements before sending an unusual document.

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

Sugarcreek Borough requires a sewer lateral Certificate of Compliance before a sale

Section 10 of Sugarcreek Borough Ordinance 261 of 2009 makes it unlawful for an owner of property with a building that is connected, or required to be connected, to the Borough sewer system to sell, convey, assign, or transfer any ownership interest by deed, agreement of sale, or otherwise without first securing a Certificate of Compliance that is valid on the date of the transfer. The certificate requires two inspections: an internal closed circuit television inspection of each lateral from the main to the point where it emerges from the basement or building floor, and an external inspection of the lateral area inside and outside the building. The applicant may have the Borough do the camera work or hire a qualified inspector, in which case the Borough must get at least 10 days written notice of the inspection date and the video within 10 days after it. The Borough issues the certificate within 10 days after the inspections are complete and the fees are paid, and the certificate is valid for only 90 days from its date, so time the application to the settlement date. Application and inspection fees are set by Council resolution. A violation carries a fine of $300 to $1,000. The Borough office is at 212 Fox Street, Franklin, 814-432-4717, and the zoning office is 814-437-9453.

Franklin and Oil City make a new owner inspect and register a vacant property

Both cities have a vacant and abandoned property registration ordinance with the same core duties. In Franklin, section 1102.03 requires anyone who owns property in the City to inspect it, or have it inspected, within 10 days of purchase and again before January 21 each year, and monthly while it stays vacant. In Oil City, section 80-2 (Ordinance 2848, adopted August 11, 2016) puts the same 10-day and monthly inspection duty on the owner of a vacant property. A property that is vacant or shows evidence of vacancy must be registered with the city code office, the registration fee is $25 per property in each city, and renewals are due January 1. An owner convicted of a violation must post a one-time nonrefundable security deposit equal to one half of the assessed value. Franklin's fine is $500 per offense, and Oil City's is $500 to $1,000. This lands on estate sales, bank-owned properties, and investor purchases that will sit empty during a rehab. Franklin Code Enforcement is at 814-437-1922, extension 1128, and the Oil City Zoning and Code Office is at 814-678-3003.

Oil City requires a rental housing permit and an annual occupancy report

Section 246-9 of the Oil City code (Ordinance 2765, adopted June 15, 2009) makes it unlawful to rent out a single-family, two-family, or multifamily dwelling, boardinghouse, dormitory, or hotel unless the Code Official has issued a rental housing permit. The Code Official first issues a conditional permit on application, inspects under the Property Maintenance Code, and then issues the rental housing permit if the unit complies. Section 246-15 charges no fee for the permit or the inspection, but a $50 fee applies when the owner or manager fails to appear for a scheduled inspection. Separately, Ordinance 2734 of 2007 requires the owner of every rental unit to file an occupancy report naming the adult occupants, each year within 30 days after September 30, and to update it within 15 days of learning of new tenants. The permit is issued to the applicant who owns or operates the unit, so an investor buyer should file a new application and occupancy report in its own name with the Zoning and Code Office, 814-678-3003, at or right after closing. A rental permit violation carries a $300 fine.

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

The Venango County Assessment Office form titled Notification of Conveyance of Property Enrolled in Clean and Green states that it must be submitted to the Assessment Office 30 days prior to a change of use, a change in ownership, or any type of division or conveyance of land. The form asks for every affected parcel number, the current and proposed owners, the enrollment date, the acres being transferred, split off, or separated by category (farmland, forest land, agricultural reserve), and the proposed use, and all owners of record must sign. Ask at listing whether rural acreage is enrolled, because the 30-day clock runs well ahead of settlement and a split-off or change of use is what triggers roll-back taxes. The Assessment Office is in the Courthouse basement at 1168 Liberty Street, Franklin, 814-432-9520.

Oil and gas leases and assignments need a Statement of Value in Venango County

The Venango County Recorder of Deeds fee schedule states that oil and gas leases and assignments of oil and gas leases require a Statement of Value to be attached. Oil and gas documents, including memoranda, assignments, extensions, and releases, record at $18.50 for up to three pages, four names, and one parcel, with the Statement of Value at $1.00 and extra pages at $2.00 each, on the same schedule headed effective November 30, 2017. In a county where severed oil and gas interests are common, expect these documents in the chain and ask the title company early whether the mineral rights are being conveyed, reserved, or were severed in an earlier deed, because the answer changes the deed language.

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 Venango 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

Venango County questions.

Do you provide transaction coordination in Venango County, PA?

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

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

$86.25 for a deed on the only schedule online, which is headed effective November 30, 2017; confirm by phone, through the Venango County Register and Recorder. The county labels its schedule Register of Deeds Fee Schedule Nov 2025, and the file was produced in October 2025, but the heading inside still reads effective November 30, 2017, and the Recorder's current page still quotes the 2017 court surcharge of $40.25. Crawford County's Recorder reports that the same surcharge rose to $41.25 on November 17, 2025, so the Venango deed fee may now be $1.00 higher than the schedule shows. Call 814-432-9539 for the current figure before cutting a check. The deed fee covers three pages, four indexed names, one acknowledgment, and one parcel, and it applies to sheriff and tax claim deeds too. A mortgage or corrective deed is $71.25. Each additional page over three is $2.00, each name over four is $0.50, each additional parcel or description is $0.50, each additional acknowledgment is $0.50, and a marginal notation is $2.00. A deed for property in Franklin or Oil City carries an extra $2.00 transfer charge. Add $1.00 for postage if no self-addressed stamped envelope is enclosed. The office is open Monday through Friday, 8:30 to 4:30, and mail goes to PO Box 831, Franklin, PA 16323. The county lists Simplifile and CSC for e-recording. The schedule itself currently sits only on the county's older web address; the rebuilt county site does not post it, and the Recorder's page says to contact the office for fees.

How much does a transaction coordinator cost in Venango 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 Sugarcreek Borough require a sewer lateral inspection before a property is sold?

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