Transaction Coordination · Pennsylvania
Transaction Coordinator in Warren County, PA.
Precision Leverage Solutions coordinates real estate transactions in Warren County for Keller Williams agents, from ratified contract through settlement. Realty transfer tax here is 2.0%, deeds record through the Warren 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.
At a glanceWarren County, PA
Figures from the sections below. Confirm with the issuing office before relying on one for a live file.
What we handle on a Warren County file
Warren County is made up of 21 townships, five boroughs, and the City of Warren, 27 municipalities in all, and all but three of them sit in the Warren County School District. A deed does not reach the Recorder until the Assessment Office in the courthouse basement has certified the Uniform Parcel Identifier, at $10 per parcel on a separate check. The county finished a countywide reassessment in 2025 and moved to split tax billing, so the county and municipal bill and the school bill now run on different calendars. Inside the City of Warren, a foreclosure and vacant property registry took effect on January 1, 2026 and follows the property to the new owner. 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.
Realty transfer tax in Warren County: 2.0%
The standard Warren County split is 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district. The 2026 DCED tax register lists that 0.5% and 0.5% local split for 25 of the 27 municipalities, including the City of Warren, Conewango, Pleasant, Glade, and Sheffield townships, and Youngsville Borough. The City of Warren imposes its tax under section 424-39 of the City Code at 1% of value (Ordinance 1448, adopted December 18, 1986 and amended December 12, 1988 by Ordinance 1491), and the register shows the city and the school district each at 0.5%. Two municipalities are listed differently in the register: Bear Lake Borough shows no borough share and a 0.5% school district share, and Brokenstraw Township shows 0.25% for the township and 0.25% for the school district. We found no ordinance online for either, and the Tax Claim Bureau quotes transfer tax at 2% of the bid on its repository sales, so confirm the local figure on a Bear Lake or Brokenstraw file with the Recorder at 814-728-3430 before you draft the settlement statement. The city ordinance requires every document to state its full value or carry a statement of value, which in practice is the REV-183 Statement of Value.
Recording a deed in Warren County
The Warren County Recorder of Deeds sits at 204 Fourth Avenue, Warren, PA 16365, 814-728-3430. The current recording fee is $86.25 for a deed, on the fee schedule updated November 17, 2025, plus $10.00 per parcel for UPI verification. This is the current schedule on the Register and Recorder page, updated when Act 45 of 2025 raised the Judicial Computer System surcharge to $41.25 on November 17, 2025. The $86.25 covers up to four names, four pages, and one parcel. Each additional name or parcel is $0.50, each additional page is $2.00, and each marginal notation is $2.00. A mortgage is also $86.25. The deed and mortgage figures include the $15.00 blight demolition fee the Commissioners approved on March 13, 2024 under Act 152 of 2016, effective April 1, 2024, which does not apply to mortgage modifications, assignments, releases, or satisfactions. Include a postage paid mailer for every document to be returned. The office is open Monday through Friday, 8:30 to 4:30. Documents presented for recording after 3:30 are recorded the following business day, and the Assessment Office stops UPI verifications for the day at 3:45, so a late afternoon walk-in will not record the same day. Land records from 1985 forward are searchable on Landex.
Every deed and every agreement for the sale of land goes to the Assessment Office, Land and Mapping Department, for Uniform Parcel Identifier verification before the Recorder will take it. The county adopted its UPI ordinance on November 26, 2008 and has required the number since January 7, 2009. The charge is $10.00 per UPI on a check payable to Warren County Assessment Office, separate from the recording fee, and documents are returned if the fee is missing. The UPI goes in the top right corner of the first page, written as BEING UPI # followed by the number, or BEING PART OF UPI # when the description covers only part of a parcel. Subdivision plans and declarations of condominium are verified the same way, and a corrective deed needs a UPI if the original would. If a number has to be corrected and certified again, the $10.00 is charged again. Mapping is at 814-728-3420.
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
UPI verification in the Assessment Office comes before the Recorder
A Warren County deed is verified by the Assessment Office before it is recorded. Under the county UPI ordinance approved November 26, 2008, deeds, agreements of sale involving real property, subdivision plans, and declarations of condominium are submitted first to the Tax Assessment Office, Land and Mapping Department, in the basement of the courthouse at 204 Fourth Avenue. The fee is $10.00 per UPI, payable to Warren County Assessment Office on a check separate from the Recorder's fee, and verifications stop at 3:45 each day. The Recorder in turn records anything presented after 3:30 on the following business day. If the number is correct, Assessment hands the document to the Recorder. If it is wrong or missing and cannot be determined, the document comes back with a written reason, and certifying the corrected number costs another $10.00. Mailed packages need a self-addressed stamped envelope and a contact phone number. On a split, a lot combination, or a strip conveyed to a neighbor, the deed cites the parent parcel as BEING PART OF UPI #, so settle the parcel numbers with Mapping at 814-728-3420 before the deed is signed.
Two tax bills on two calendars after the 2025 reassessment
Warren County now bills real estate taxes on a split duplicate, which changes how a settlement statement prorates them. The county was the last in Pennsylvania on a single duplicate, and the Commissioners moved to split billing beginning in 2025. For 2026 the county and municipal bill is collected at discount from March 1 to April 30, at face from May 1 to June 30, and at penalty from July 1 to December 31. The Warren County School District bill is collected at discount from August 1 to September 30, at face from October 1 to November 30, and at penalty in December, and it can be paid in installments. Unpaid bills are returned to the Tax Claim Bureau after December 31. The county also completed a countywide reassessment in 2025 that reset every assessment to 100 percent of market value, so a tax figure from an older listing sheet or a prior year bill is not a safe basis for the proration. Pull the current bills from the elected tax collector, and call the Tax Claim Bureau at 814-728-3415 for delinquent years.
City of Warren foreclosure and vacant property registration
A buyer who takes title to a registered vacant property in the City of Warren has 10 days to register it or update the existing registration. Chapter 366 of the City Code, adopted September 15, 2025 by Ordinance 1990 and effective January 1, 2026, covers two groups: property in mortgage foreclosure, which the mortgagee registers within 10 days of filing the foreclosure action, and property that is vacant or shows evidence of vacancy for more than 60 days or has a utility or service cancelled, whichever comes first. An owner of vacant property registers within 180 days after it becomes vacant, with exceptions for property that is actively marketed or under construction or remodeling. Registration renews every six months with a fee set by Council resolution, and a late fee of 10 percent of the semi-annual fee accrues for each 30 days. The prior owner is not released from unpaid fees, fines, and penalties that accrued on its watch, so ask for the registration status and a paid-to-date confirmation on any bank-owned or long-vacant listing. Fines run from $600 to $1,000. Codes and Planning is at 318 West 3rd Avenue, 814-723-6300, extension 116.
Clean and Green notice of conveyance is due 30 days before the sale
A seller of land enrolled in Clean and Green (Act 319) owes the Assessment Office a Notification of Conveyance at least 30 days before the conveyance, according to the county's Act 319 guide. The form asks for the current and proposed owners, the acres being transferred, split off, or separated, and the proposed use, and it is returned to the County Assessor. The county's guide states that there is no rollback tax charged when a property is sold or transferred to another party. Rollback is triggered by a change of use, is owed by whoever owns the land when the use changes, reaches back up to seven years, and carries 6 percent simple interest. A separation keeps the preferential assessment only if every resulting parcel is 10 acres or more, and a split-off is limited to two acres a year with rollback taxes due on the split-off portion, so a buyer carving a house lot out of enrolled acreage should talk to Assessment at 814-728-3420 before the agreement is signed. Because the enrollment is recorded, it shows up in the title search.
Act 29 owner contact form for buyers who will not live in the property
A buyer who will not occupy the property as a principal residence has to file a Property Owner Contact Information Form with the Warren County chief assessor within 30 days of purchase. Act 29 of 2026 added Chapter 25 to Title 68, took effect September 18, 2026, and exempts only real property owned and occupied by an individual as a principal residence and domicile, so rentals, second homes, camps, and anything titled to an LLC or corporation are covered. The Assessment Office publishes the county form and a plain-English guide on its page. The form asks for the parcel number, the date of purchase, the deed or instrument number, and the owner's name, address, telephone, and email, and a business or LLC must also name a person with the authority and ability to fix a code problem at the property. Changes must be reported within 30 days. The county may fine up to $500 only for intentionally or knowingly giving false contact information or intentionally or knowingly failing to update it. Hand the form to investor buyers at closing.
Zoning in Conewango, Pleasant, and Glade runs through the county office
Zoning permits in Conewango, Pleasant, and Glade townships are issued by the Warren County Planning and Zoning Office, not by the township. The county's 2026 Officials Handbook lists the county office as the zoning permit contact for those three townships and for a number of other municipalities, while the City of Warren and Youngsville Borough run their own zoning and Sheffield Township is listed with none. The county zoning ordinance was last amended February 18, 2026, and the county publishes a separate Structure and Change of Use application, so a buyer who plans to change how a property is used, add a structure, or put in a pool starts at 204 Fourth Avenue. Planning and Zoning is at 814-728-3512 and the Zoning Officer is at 814-728-3514. Building permits are a separate track handled by each municipality's third-party inspection agency.
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.
- Warren County Register and Recorder's Office
- Warren County Recorder of Deeds fee schedule, updated November 17, 2025
- Warren County Uniform Parcel Identifier implementation memorandum
- Warren County Assessment Office
- Warren County Tax Claim Bureau, 2026 real estate tax collection
- Warren County Act 319 Questions and Answers (Clean and Green)
- Notification of Conveyance form, Act 319
- Warren County Act 29 Property Owner Contact Information Form
- Warren County guide to PA Act 29 of 2026
- Act 29 of 2026 (House Bill 858)
- City of Warren Code, Chapter 366, Foreclosure and Vacant Property Registration
- City of Warren Code, Chapter 424, Article V, Real Estate Transfer Tax
- City of Warren Codes and Planning Department
- Warren County Planning and Zoning
- 2026 Warren County Officials Handbook
- PA DCED Municipal Statistics, 2026 tax register
- PA Department of Revenue, Realty Transfer Tax
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FAQ
Warren County questions.
Do you provide transaction coordination in Warren County, PA?
Yes. Precision Leverage Solutions works exclusively with Keller Williams agents and coordinates transactions throughout Warren 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 Warren County?
The standard Warren County split is 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district. The 2026 DCED tax register lists that 0.5% and 0.5% local split for 25 of the 27 municipalities, including the City of Warren, Conewango, Pleasant, Glade, and Sheffield townships, and Youngsville Borough. The City of Warren imposes its tax under section 424-39 of the City Code at 1% of value (Ordinance 1448, adopted December 18, 1986 and amended December 12, 1988 by Ordinance 1491), and the register shows the city and the school district each at 0.5%. Two municipalities are listed differently in the register: Bear Lake Borough shows no borough share and a 0.5% school district share, and Brokenstraw Township shows 0.25% for the township and 0.25% for the school district. We found no ordinance online for either, and the Tax Claim Bureau quotes transfer tax at 2% of the bid on its repository sales, so confirm the local figure on a Bear Lake or Brokenstraw file with the Recorder at 814-728-3430 before you draft the settlement statement. The city ordinance requires every document to state its full value or carry a statement of value, which in practice is the REV-183 Statement of Value.
How much does it cost to record a deed in Warren County?
$86.25 for a deed, on the fee schedule updated November 17, 2025, plus $10.00 per parcel for UPI verification, through the Warren County Recorder of Deeds. This is the current schedule on the Register and Recorder page, updated when Act 45 of 2025 raised the Judicial Computer System surcharge to $41.25 on November 17, 2025. The $86.25 covers up to four names, four pages, and one parcel. Each additional name or parcel is $0.50, each additional page is $2.00, and each marginal notation is $2.00. A mortgage is also $86.25. The deed and mortgage figures include the $15.00 blight demolition fee the Commissioners approved on March 13, 2024 under Act 152 of 2016, effective April 1, 2024, which does not apply to mortgage modifications, assignments, releases, or satisfactions. Include a postage paid mailer for every document to be returned. The office is open Monday through Friday, 8:30 to 4:30. Documents presented for recording after 3:30 are recorded the following business day, and the Assessment Office stops UPI verifications for the day at 3:45, so a late afternoon walk-in will not record the same day. Land records from 1985 forward are searchable on Landex.
How much does a transaction coordinator cost in Warren 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 has to happen before a deed can be recorded in Warren County?
A Warren County deed is verified by the Assessment Office before it is recorded. Under the county UPI ordinance approved November 26, 2008, deeds, agreements of sale involving real property, subdivision plans, and declarations of condominium are submitted first to the Tax Assessment Office, Land and Mapping Department, in the basement of the courthouse at 204 Fourth Avenue. The fee is $10.00 per UPI, payable to Warren County Assessment Office on a check separate from the Recorder's fee, and verifications stop at 3:45 each day. The Recorder in turn records anything presented after 3:30 on the following business day. If the number is correct, Assessment hands the document to the Recorder. If it is wrong or missing and cannot be determined, the document comes back with a written reason, and certifying the corrected number costs another $10.00. Mailed packages need a self-addressed stamped envelope and a contact phone number. On a split, a lot combination, or a strip conveyed to a neighbor, the deed cites the parent parcel as BEING PART OF UPI #, so settle the parcel numbers with Mapping at 814-728-3420 before the deed is signed.
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