Transaction Coordination · Pennsylvania
Transaction Coordinator in Wyoming County, PA.
Precision Leverage Solutions coordinates real estate transactions in Wyoming County for Keller Williams agents, from ratified contract through settlement. Realty transfer tax here is 2.0%, deeds record through the Wyoming County Register of Wills and 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 glanceWyoming 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 Wyoming County file
Wyoming County is 23 municipalities, 18 townships and 5 boroughs, with the courthouse on Courthouse Square in Tunkhannock. The Recorder of Deeds states plainly that it does not accept e-recording, e-filing, or e-signatures, so every Wyoming County closing ends with an original, wet-signed deed going to Tunkhannock by mail or by hand. The county does not require or certify parcel numbers, which removes one step other counties have, but it adds one of its own: any taxable transfer in Windham Township needs a Statement of Value so the Recorder can tell which school district gets the local tax. Plan the file around paper, postage, and exact-amount checks. 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 Wyoming County: 2.0%
Wyoming County transfers carry 2 percent in total: 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district. The Recorder of Deeds fee schedule states a state tax of 1% and a local tax of 1%, and the PA DCED 2026 tax register shows 0.5% municipal and 0.5% school district for 22 of the 23 municipalities. Windham Township is the exception in how it is listed, not in what we could verify as the rate: it is split between the Wyalusing Area and Tunkhannock Area school districts, and DCED shows it at 1% municipal and 1% school on both rows. That looks like a doubled entry rather than a higher rate: the earned income tax lines for Windham are doubled in the same way, the Tunkhannock Area School District shows 0.5% in every other municipality it serves, and the Recorder's fee schedule states a 1% local tax with no Windham exception. The Recorder requires a REV-183 Statement of Value on every taxable Windham Township transfer to identify the correct school district, so confirm the Windham rate with the Recorder at 570-996-2361 before you draft the settlement statement. A Statement of Value, in duplicate, is also required whenever the deed does not state the full consideration or an exemption is claimed, and a property that sits in more than one municipality needs a Statement of Value giving the split of local tax in whole-number percentages.
Recording a deed in Wyoming County
The Wyoming County Register of Wills and Recorder of Deeds sits at 1 Courthouse Square, Tunkhannock, PA 18657, 570-996-2361. The current recording fee is $64.75 for a deed, effective December 1, 2025. This is the current schedule, raised December 1, 2025 under Act 45 of 2025. The base fee covers four pages and four names; each additional page is $2.00 and each additional name is $0.50. A mortgage is also $64.75 and a mortgage satisfaction is $61.75. Oil and gas leases and assignments record at $18.50 and the schedule marks them Statement of Value required. The office is open Monday through Friday, 8:30 to 4:00. Wyoming County does not accept e-recording, e-filing, or e-signatures: documents are recorded in person or by mail, with cash or a check payable to the Wyoming County Recorder of Deeds. Fees must be exact. The office gives no refunds, keeps overages of $5.00 or less, and returns the documents if the overage is more than $5.00. One check may cover the recording fee and transfer tax for a single taxable transaction, but multiple taxable documents cannot be paid in one check. The Recorder says documents typically come back about a week after recording.
Wyoming County does not require or certify PIN or parcel numbers, in the Recorder's own words, so there is no assessment office stop before recording. What gets a deed rejected here is form. The document must carry original signatures properly notarized, name the municipality, county, and state of the property, show a printed consideration that matches the numeric amount, and include a signed certification of address. Pages need a half inch top margin, font size 9 or larger, no color, and no staples. A self-addressed stamped envelope of sufficient size and postage is required for the return. A Statement of Value in duplicate must accompany any transfer that does not state full value or claims an exemption, every taxable Windham Township transfer, and every non-taxable transfer out of an estate.
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
Windham Township transfers need a Statement of Value to pick the school district
Windham Township is divided between two school districts, Wyalusing Area and Tunkhannock Area, and the local half of the transfer tax has to go to the right one. The Wyoming County recording requirements state that any taxable transaction located in Windham Township requires a Statement of Value to verify the school district, and the fee schedule repeats the rule. That means a REV-183 goes in the package, in duplicate, even when the deed recites the full consideration and no exemption is claimed. Identify the school district from the tax bill or the Assessment Office at 570-996-2262 before the deed package is assembled, because a Windham deed that arrives by mail without the form comes back by mail.
No e-recording: every deed goes to Tunkhannock on paper
Wyoming County does not accept e-recording, e-filing, or e-signatures. The recording requirements open with that sentence, and the Recorder's FAQ confirms documents are recorded in person or sent by mail with a self-addressed stamped envelope and cash or a check for the fees. The office will not record a copy; the document must have original signatures and notary stamps. Build the mail time into the post-closing calendar on both ends, send exact-amount checks because an overage above $5.00 sends the whole package back, and number the documents in recording order when one transaction has several. Expect the recorded deed back roughly a week after it is recorded.
Clean and Green land needs a conveyance form 30 days before the transfer
The Wyoming County Assessment Office requires an owner of land enrolled in Clean and Green (Act 319) to file an Act 319 Conveyance form with the office thirty days prior to a change in ownership, a subdivision or consolidation, a change in use category, construction or earth disturbance, a new building or addition, or the leasing of a structure to a third party. Failure to notify the office may result in rollback taxes and penalties. The office also warns that natural gas development can affect enrolled land: if the land use changes or structures are built on enrolled acreage, rollback taxes and penalties may apply, and landowners are told to contact the office before assuming enrollment is unaffected. Its examples of gas industry structures include well pads, compressor station sites, water impoundments, and access roads. On any farm, woodland, or large-acreage listing, ask at listing whether the parcel is enrolled and whether there is gas infrastructure on it, and get the conveyance form in at least 30 days before settlement. The Assessment Office is at 570-996-2262.
Delinquent tax certifications are ordered by mail with the check in hand
The Wyoming County Tax Claim Bureau issues tax certifications for $10.00 per parcel. The request must give the current owner's name and the parcel number and include a check or money order payable to the Wyoming County Treasurer (not the Recorder of Deeds) and either a self-addressed stamped envelope or a toll-free fax number for the return. The Bureau states that it cannot accept faxed orders and must have the order and the check in hand, so this is a mail or walk-in item, not a same-day email request. Mail it to the Wyoming County Tax Claim Bureau, 1 Courthouse Square, Tunkhannock, PA 18657, and order it as soon as title is opened. The Bureau is at 570-996-2240, Monday through Friday, 8:30 to 4:00.
Tunkhannock Borough landlords report their tenants every March
Tunkhannock Borough's 2025 and 2026 newsletters both state, under the heading Registration of Rental Units, that Borough Ordinance 2009-5 requires landlords of rental properties in the Borough to report to the Borough Office on or before March 15 of each reporting year. The report gives the reporting individual or entity's name and address and the full name, address, and unit number of the adult individuals occupying each dwelling unit owned or managed as of January 1 of that year. An investor buying a rental in the Borough inherits that annual filing, so tell the buyer at contract and get the current tenant roster from the seller. The ordinance text itself is not posted on the Borough website, so ask the Borough Office at 126 Warren Street, 570-836-1548, for the form and any fee.
Zoning and subdivision rules change at every municipal line
Wyoming County has no countywide zoning. The county planning office lists ten municipalities with their own zoning ordinances: Clinton Township, Eaton Township, Exeter Township, Factoryville Borough, Falls Township, Monroe Township, Nicholson Borough, Overfield Township, Tunkhannock Borough, and Washington Township. The other thirteen have none. Subdivision works the other way: Clinton Township, Factoryville Borough, Overfield Township, and Washington Township have their own subdivision and land development ordinances, and the remaining 19 municipalities fall under the county ordinance. If a sale involves a lot split or a new survey map, the Recorder accepts only subdivision maps approved by the county or local planning commission, signed by the owners and acknowledged, no larger than 24 by 36 inches, not in color, and recorded within 90 days of approval. Wyoming County Community Planning is at 570-996-2268.
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.
- Wyoming County Recorder of Deeds fee schedule, effective December 1, 2025
- Wyoming County mandated fee amendment, Act 45 of 2025
- Wyoming County recording requirements
- Wyoming County Recorder of Deeds FAQs
- Wyoming County Register and Recorder, fees and requirements
- Wyoming County Assessment, Clean and Green
- Wyoming County Assessment, gas industry
- Wyoming County Tax Claim, programs and services
- Wyoming County Community Planning
- Tunkhannock Borough 2025 newsletter
- Tunkhannock Borough 2026 newsletter
- PA DCED Municipal Statistics, 2026 tax register
- PA Department of Revenue, Realty Transfer Tax
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FAQ
Wyoming County questions.
Do you provide transaction coordination in Wyoming County, PA?
Yes. Precision Leverage Solutions works exclusively with Keller Williams agents and coordinates transactions throughout Wyoming 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 Wyoming County?
Wyoming County transfers carry 2 percent in total: 1% to the Commonwealth, 0.5% to the municipality, and 0.5% to the school district. The Recorder of Deeds fee schedule states a state tax of 1% and a local tax of 1%, and the PA DCED 2026 tax register shows 0.5% municipal and 0.5% school district for 22 of the 23 municipalities. Windham Township is the exception in how it is listed, not in what we could verify as the rate: it is split between the Wyalusing Area and Tunkhannock Area school districts, and DCED shows it at 1% municipal and 1% school on both rows. That looks like a doubled entry rather than a higher rate: the earned income tax lines for Windham are doubled in the same way, the Tunkhannock Area School District shows 0.5% in every other municipality it serves, and the Recorder's fee schedule states a 1% local tax with no Windham exception. The Recorder requires a REV-183 Statement of Value on every taxable Windham Township transfer to identify the correct school district, so confirm the Windham rate with the Recorder at 570-996-2361 before you draft the settlement statement. A Statement of Value, in duplicate, is also required whenever the deed does not state the full consideration or an exemption is claimed, and a property that sits in more than one municipality needs a Statement of Value giving the split of local tax in whole-number percentages.
How much does it cost to record a deed in Wyoming County?
$64.75 for a deed, effective December 1, 2025, through the Wyoming County Register of Wills and Recorder of Deeds. This is the current schedule, raised December 1, 2025 under Act 45 of 2025. The base fee covers four pages and four names; each additional page is $2.00 and each additional name is $0.50. A mortgage is also $64.75 and a mortgage satisfaction is $61.75. Oil and gas leases and assignments record at $18.50 and the schedule marks them Statement of Value required. The office is open Monday through Friday, 8:30 to 4:00. Wyoming County does not accept e-recording, e-filing, or e-signatures: documents are recorded in person or by mail, with cash or a check payable to the Wyoming County Recorder of Deeds. Fees must be exact. The office gives no refunds, keeps overages of $5.00 or less, and returns the documents if the overage is more than $5.00. One check may cover the recording fee and transfer tax for a single taxable transaction, but multiple taxable documents cannot be paid in one check. The Recorder says documents typically come back about a week after recording.
How much does a transaction coordinator cost in Wyoming 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.
Why does a Windham Township deed need a Statement of Value even on a full-price sale?
Windham Township is divided between two school districts, Wyalusing Area and Tunkhannock Area, and the local half of the transfer tax has to go to the right one. The Wyoming County recording requirements state that any taxable transaction located in Windham Township requires a Statement of Value to verify the school district, and the fee schedule repeats the rule. That means a REV-183 goes in the package, in duplicate, even when the deed recites the full consideration and no exemption is claimed. Identify the school district from the tax bill or the Assessment Office at 570-996-2262 before the deed package is assembled, because a Windham deed that arrives by mail without the form comes back by mail.
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