Do expired listings in South-Central Pennsylvania offer investment opportunities?

Yes, but only the ones that pass a hard screening. Expired listings in South-Central Pennsylvania offer investment opportunities when the sale failed for a fixable reason, such as overpricing or weak marketing, and the owner is still willing to sell at a number that works for you. Expired status alone is not a discount, so verify ownership, liens, condition, and zoning before you make an offer.

Key Takeaways

• Pennsylvania's statewide median days on market was 51 in September 2026, up from 41 in May, so overpriced listings are sitting longer before they run out their term.

• Washington County, Maryland is a separate market: a January 2026 regional report showed 92 sales, a $307,000 median price, and 53 median days on market.

• Pennsylvania's state realty transfer tax is 1% of the value transferred, local taxes may add to it, and who pays what is negotiated in the agreement. Another 1% realty transfer tax is also collected and goes to local authorities.

• An expired listing does not prove the owner wants to sell, the property is distressed, or the price is negotiable, so verify before you offer.

• The best expired deals I see failed for fixable reasons (price, photos, exposure), not for structural, water, or title problems that no price can cure.

Which expired properties in Pennsylvania offer investment opportunities, and which are traps?

The good ones failed for a reason that a better price or better marketing can fix. The traps failed because of a problem the owner can't or won't solve. From the outside, both look identical: a listing that ended without a sale.

An expired listing generally means the owner's listing agreement ended without a closing. It does not tell you the owner wants out, the house is distressed, or the property is legally available to an investor. That is why I treat expired status as a lead, never as a deal.

Why do listings expire without selling?

When I review one, I'm looking for the real reason. The usual suspects:

• Asking price above what recent nearby sales support

• Condition issues that showed up in showings or a buyer's inspection

• Financing problems that killed a contract

• Title complications such as liens or ownership questions

• Poor marketing, like weak photos or thin exposure

• The owner changed their mind and no longer wants to sell

Is an expired listing priced lower than an active one?

Not automatically. Sometimes the owner is more flexible after months without an offer. Other times they're still anchored to the old number. You can approach an owner without competing against active offers, but you'll need to bring a price grounded in comparable sales and verified repair costs, not in the hope of a markdown.

Is South-Central Pennsylvania one market?

No. Lancaster, York, Adams, Cumberland, Dauphin, Fulton, and Franklin Counties each have their own pricing, zoning, municipal inspection requirements, and local transfer-tax rules. Washington County, Maryland, including the Hagerstown area, is a different state with different rules, so I analyze it separately. When a client asks me about expired properties, the first question is always which county and which municipality.

How do I vet an expired listing before making an offer?

Work through status, ownership, comps, condition, and title in that order, and don't write an offer until each step checks out. This is the same workflow I walk my clients through:

1. Confirm the listing is truly expired. It may have been withdrawn, canceled, or relisted under a new number.

2. Verify the owner through the county's official property or assessment records.

3. Review the listing history: price changes, photographs, disclosures, and any stated reason for withdrawal.

4. Compare recent nearby sales and competing active listings from the relevant local MLS or REALTOR® association.

5. Inspect the property: structure, roof, mechanical systems, water intrusion, septic or sewer arrangements, and access.

6. Check the paper trail: zoning, permits, municipal requirements, flood exposure, tax status, judgments, and recorded liens.

7. Bring in a title company early to identify title issues and coordinate the transaction.

What title, lien, or zoning problems sink an expired property?

Unpaid taxes, judgments, and recorded liens can follow a property, and a zoning mismatch can ruin a rental or resale plan. A permit gap can also turn a "simple" renovation into a municipal headache. In Pennsylvania, your title company runs the title search and handles the closing. Zoning and permit questions go to the municipality itself, which is why the county and township matter so much.

Hidden acquisition costs are the other thing that catches investors off guard, and I cover them in buying costs that catch South Central Pennsylvania buyers off guard.

What do the 2026 numbers say about how long homes take to sell?

Homes are taking longer to sell across Pennsylvania in 2026, which gives overpriced listings more time to run out their term. The Federal Reserve Bank of St. Louis, citing the underlying housing series, shows Pennsylvania's median days on market climbing through the year:

Month (2026)Pennsylvania median days on market (statewide) May-41, June-44, July-46, August-51, September-51

That is a statewide figure, not a South-Central Pennsylvania number, and your county or township may look different. The most recent regional report I can point to for Washington County, Maryland is from January 2026. The Maryland REALTORS® / Bright MLS regional housing report recorded 92 sales, a $307,000 median price, and 53 median days on market that month. Treat those as January numbers, not a read on today's conditions.

The takeaway for an investor is practical. When marketing times stretch, pricing mistakes get punished, and some of those mistakes end up as expired listings. If you want to understand the supply side of that, I wrote about why home inventory hit a 5-year high in South Central PA. Your specific county's comps are what actually set your offer, and that's where a local analysis earns its keep.

How should I structure an offer on an expired property?

Build the offer around verified repair needs, a realistic resale or rental value, your financing terms, your inspection rights, and a clearly defined closing timeline. Don't build it around the expired label. A strong offer on a weak-looking listing is still a weak offer if the repair estimate was a guess.

What costs should I plan for?

I won't put a total on the page, because your number depends on the property, the county, and your financing. Here are the categories to investigate before you offer:

• Acquisition financing and any private-investor charges

• Inspection and due diligence

• Title search, title insurance, and recording

• A survey, where needed

• Transfer taxes

• Municipal or county requirements

• Insurance, utilities, and other holding costs

• Repairs and resale expenses

Many of these are negotiable between buyer and seller, while statutory taxes and recording requirements are set by the jurisdiction. On transfer tax specifically, the Pennsylvania Department of Revenue states that the state realty transfer tax is 1% of the value transferred, that grantor and grantee are jointly and severally liable to the Commonwealth, and that an additional 1% local tax applies. How the cost is split is typically negotiated in the agreement, so confirm it in your own contract and with your title company.

How do I approach the owner?

Carefully. Before anyone reaches out, confirm the old listing agreement has actually ended and understand why the owner pulled back. A respectful, specific approach works far better than a generic cash-offer letter. In my experience, owners respond when they see you've done real homework on their property. I handle this outreach for my clients so it's done properly and the negotiation stays professional.

If you're weighing a rental hold rather than a flip, compare what's on the market in Pennsylvania multifamily and income properties against what an expired single-family property would need to rent for.

FAQ

How do I find expired listings in South-Central Pennsylvania?

The most reliable way is to have an agent with MLS access search expired, withdrawn, and canceled statuses county by county. Then confirm each owner through the county's official property or assessment records. That second step weeds out listings that were simply relisted under a new number.

Can I contact the owner of an expired listing directly?

Often yes, once you've confirmed the listing agreement has ended and the owner is identified through county records. The approach matters, though. Start by understanding why the property didn't sell, and consider having an agent make the contact so the conversation stays professional.

Why did this Pennsylvania property expire without selling?

The common causes are an asking price above comparable sales, condition problems, failed financing, title complications, weak marketing, or an owner who changed their mind. The listing history (price changes, photos, disclosures) usually points to the answer. Your job is to decide whether the cause is fixable at a price that works for you.

What should I inspect before offering on an expired property?

Start with the structure, roof, mechanical systems, water intrusion, septic or sewer arrangements, and access. Properties that sat unsold sometimes sat because of exactly these issues. Tie your offer to what the inspection finds, not to the listing description.

What title, lien, or zoning problems should I check before buying in Pennsylvania or Washington County, Maryland?

Check tax status, judgments, recorded liens, zoning, permits, municipal requirements, and flood exposure. In Pennsylvania, your title company identifies title issues and coordinates the closing. Maryland has its own rules, so I analyze Washington County separately and connect you with a qualified closing professional there.

Ready to look at expired properties with real numbers?

Expired homes in Pennsylvania offer investment opportunities only when the numbers, the paperwork, and the owner's motivation line up. The work is in sorting the fixable from the traps, and that's what I do with my clients before we ever write an offer. I'll pull the county and municipal comps, review the listing history, and help you decide whether a property deserves an offer.

REACH OUT TO JAY TODAY!

About Jay Starr

Jay Starr, REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, is a 22-year full-time real estate professional serving South-Central Pennsylvania and Central Maryland. With hundreds of homes sold, 40+ five-star reviews, and the Certified Luxury Home Marketing Specialist designation, he is known for expert guidance across luxury homes, large land tracts, farms, hunting properties, residential estates, and investment properties in Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon Counties in PA, as well as Washington County, MD.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr, Licensed Real Estate Salesperson, regulated by the Pennsylvania Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own numbers with your title company, tax advisor, or lender.

If you’re considering moving to Chambersburg, Pennsylvania, you may be surprised to discover that there is a commercial airport just across the Maryland state line. Hagerstown Regional Airport – Richard A. Henson Field (HGR/KHGR) provides a convenient alternative to beginning every trip at one of the larger Washington, D.C., Baltimore or Harrisburg airports.

HGR is a small regional airport, and that is part of its appeal. Rather than navigating a major metropolitan airport, travelers have a compact terminal, inexpensive parking and easy access from Interstate 81. The airport is located about five miles north of Hagerstown and only about half a mile from the Pennsylvania state line. Allegiant Air

For someone relocating to Chambersburg or South Central Pennsylvania, HGR can be particularly useful for leisure travel to Florida and the Southeast.

And if you’re flying into Hagerstown to explore Chambersburg-area real estate, you can start your home search before you arrive. Jay Starr with RE/MAX 1st Advantage serves buyers and sellers throughout Chambersburg and South Central Pennsylvania. His website includes live property searches covering Chambersburg and communities throughout the region, with listing data updated frequently. Jay Starr

Search Chambersburg PA homes for sale at JayStarr.com

Jay Starr | RE/MAX 1st Advantage
Phone: 717-658-0177
Email: Jay@JayStarr.com
Website: JayStarr.com

Which Airlines Fly From Hagerstown Regional Airport?

This is a much simpler answer than it would be at a major airport.

As of October 2026, Allegiant Air is the only scheduled commercial passenger airline operating from Hagerstown Regional Airport. Current schedules show three nonstop destinations: Orlando/Sanford, St. Petersburg/Clearwater and Myrtle Beach. FlightConnections

Allegiant Air operates HGR as a leisure-focused airport rather than a traditional connecting hub.

That distinction is important.

You aren’t going to fly from Hagerstown to Chicago, Atlanta or New York and connect into a huge airline network. Instead, HGR provides convenient nonstop service to a small number of popular vacation destinations.

For many Chambersburg residents, that can still be extremely useful.

Where Can You Fly Nonstop From Hagerstown?

Hagerstown currently has nonstop Allegiant service to:

Orlando/Sanford, Florida (SFB) — year-round
St. Petersburg/Clearwater, Florida (PIE) — seasonal
Myrtle Beach, South Carolina (MYR) — seasonal

Washington County confirms all three destinations on its current airport website. Washington County

The airport's October 2026 schedule remains fairly active for its size. Current flight data shows roughly 30 arriving flights during October, or about seven per week, across the three destinations. FlightConnections

That means HGR isn't designed to replace a major international airport. It serves a different purpose: making certain leisure trips considerably easier for people living in the Hagerstown–Chambersburg region.

Hagerstown to Orlando/Sanford

The most established route from HGR is Orlando Sanford International Airport (SFB).

Unlike the other current destinations, Orlando/Sanford operates year-round. Washington County's 2026 schedule called for service three times weekly during much of the summer. The fall schedule has flights on Mondays and Fridays during September and increases to Mondays, Wednesdays and Fridays beginning in October. Washington County

Flight time is a little over two hours. Current route data lists the scheduled nonstop trip at roughly 2 hours and 9–16 minutes, depending on the flight schedule. FlightConnections

And this is where the small airport can become particularly appealing.

Recent Allegiant searches showed October and November 2026 one-way economy fares as low as approximately $68–$73 on selected Hagerstown-to-Orlando/Sanford dates. Those fares can change rapidly and optional services may cost extra. Allegiant Air

Check Allegiant Hagerstown–Orlando fares

Orlando Sanford is north of central Orlando and provides access to the greater Central Florida region, including Orlando's attractions as well as Daytona Beach, New Smyrna Beach, Cocoa Beach and Port Canaveral. Washington County

For Chambersburg residents who regularly vacation in Florida, having this service nearby can be a meaningful convenience.

Hagerstown to St. Petersburg/Clearwater

Allegiant also connects Hagerstown with St. Pete-Clearwater International Airport (PIE) on Florida's Gulf Coast.

The route is seasonal, but 2026 brought a significant expansion.

Hagerstown Regional Airport announced that St. Pete/Clearwater flights would operate on Sundays and Thursdays throughout the summer and, for the first time, continue through August, September, October and into November rather than taking the traditional late-summer and early-fall break. Washington County

The route provides direct access to the Tampa Bay region and Florida's Gulf beaches.

For a Chambersburg resident with a second home in Florida—or simply someone who enjoys escaping Pennsylvania winter weather—that's a potentially valuable local connection.

Check Allegiant flights and current fares

Hagerstown to Myrtle Beach

The third current nonstop destination is Myrtle Beach International Airport (MYR).

For 2026, Myrtle Beach service began May 22. Flights operated Mondays, Fridays and Saturdays through August 15, then shifted to Mondays and Fridays through November 2. Washington County

That schedule makes the route particularly useful during the summer vacation season while extending it far enough into autumn for travelers who prefer visiting the South Carolina coast outside peak summer.

Washington County describes Myrtle Beach as offering approximately 60 miles of coastline, making the flight a natural leisure route for residents of the four-state region. Washington County

Instead of driving hundreds of miles down I-81 and I-95, Chambersburg-area residents can begin their trip from a small airport close to home.

How Much Does It Cost to Fly From Hagerstown?

HGR's airline model is different from that of a traditional full-service airport.

Allegiant operates as an ultra-low-cost carrier, meaning the advertised base airfare may not represent the total cost of your trip. Travelers should compare the cost of checked or carry-on luggage, seat selection and other optional services when evaluating a fare.

Recent October 2026 searches provide a useful example:

The $68–$73 Orlando examples were displayed by Allegiant for selected October and November 2026 travel dates and are fare snapshots, not guaranteed or typical fares. Allegiant Air

There is another cost worth considering: parking.

Allegiant's HGR airport information currently lists airport parking at a maximum of approximately $5 per day, with the first hour free, although travelers should confirm the latest rate directly with the airport. Allegiant Air

That can make the total trip cost substantially different from flying from a larger airport after adding fuel, tolls and airport parking.

HGR Isn't Your Only Airport Option

Someone moving to Chambersburg shouldn't evaluate Hagerstown Regional Airport as though it needs to provide every possible flight.

It doesn't.

Instead, think of HGR as one part of the region's transportation network.

For Orlando, St. Pete/Clearwater and Myrtle Beach, the little airport just across the state line may be extremely convenient.

For destinations elsewhere in the United States or internationally, residents can use larger regional airports.

Hagerstown transportation planning documents identify Washington Dulles International Airport (IAD) at approximately 65 miles away and Baltimore/Washington International Thurgood Marshall Airport (BWI) and Reagan National Airport (DCA) at roughly 75 miles from Hagerstown. Hagerstown

That gives Chambersburg-area residents an interesting combination: a small leisure airport nearby plus access to several major metropolitan airports when a larger route network is needed.

Flying Into Hagerstown to Look at Homes in Chambersburg?

If you're coming to South Central Pennsylvania specifically to explore real estate, prepare for your visit before boarding your flight.

• Contact Jay before you travel. Give Jay Starr your budget, property requirements, preferred communities and how much time you'll have available for showings.
• Start searching before you arrive. Browse Chambersburg homes for sale. Jay's site includes homes, condos, land and other property types and allows buyers to save searches and receive listing alerts. Jay Starr
• Don't limit your search to Chambersburg. Jay serves a much broader South Central Pennsylvania market, including Greencastle, Waynesboro, Shippensburg, Fayetteville, Mercersburg, Saint Thomas, Fort Loudon and other surrounding communities. Jay Starr
• Save homes before your trip. That helps Jay see which properties, locations and price points are getting your attention.
• Spend time exploring communities. A relocation trip shouldn't consist entirely of walking through houses. Explore downtown Chambersburg, drive the routes you would actually use and visit surrounding towns.
• Think about I-81 access. Both Chambersburg and HGR benefit from the Interstate 81 corridor, so your home's location relative to the interstate may matter if you expect to use Hagerstown frequently.
• Keep some flexibility in your itinerary. If one property stands out, you'll appreciate having time available for a second showing.
• Use a local buyer's agent. A buyer relocating from outside the area needs more than listing photographs. Local knowledge can help you understand how Chambersburg, Greencastle, Waynesboro and the surrounding rural communities differ.

Start With Chambersburg Homes for Sale

Chambersburg provides a broad mix of real estate, from starter homes and townhouses to larger properties, new construction, historic homes, land and luxury residences.

Jay's dedicated Chambersburg search can be filtered by property type, price, bedrooms, bathrooms, lot size and square footage. The website also offers saved searches, email alerts and interactive map searching. Jay Starr

Explore Chambersburg PA homes for sale

For someone researching the area from another state, that's a much better starting point than trying to understand the market from a handful of individual listings.

Explore More of South Central Pennsylvania

One of the advantages of working with Jay is that the search doesn't need to stop at the Chambersburg borough line.

His buyer resources currently include communities such as Greencastle, Waynesboro, Shippensburg, Fayetteville, Mercersburg, Mont Alto, Saint Thomas, Fort Loudon, McConnellsburg, Newburg, Newville, Orrstown and Spring Run, among others. Jay Starr

Explore South Central Pennsylvania homes

A relocation buyer may arrive thinking Chambersburg is the obvious choice and discover that a surrounding community better matches the acreage, housing style, price point or setting they're seeking.

That's exactly why seeing the region in person matters.

Looking for Luxury Homes in Central Pennsylvania?

Jay's website also covers the upper end of the Central Pennsylvania market.

His luxury real estate coverage includes custom estates, historic properties, country residences and distinctive homes throughout Central Pennsylvania. Jay Starr

Explore Central Pennsylvania luxury real estate

For buyers coming from more expensive metropolitan areas, exploring the broader region can reveal very different combinations of acreage, home size and setting.

Why Hagerstown Regional Airport Matters When Moving to Chambersburg

Airport access probably won't be the first item on your home-buying checklist.

But it can become a useful lifestyle benefit after you move.

If your family vacations in Orlando every year, HGR's year-round Sanford service could be extremely convenient.

If you enjoy Florida's Gulf Coast, St. Pete/Clearwater provides another nonstop option.

If Myrtle Beach is a favorite summer destination, you may be able to fly there from practically your own backyard.

And when you need a much larger network, Washington Dulles and BWI provide access to domestic and international destinations.

HGR also continues to invest in its facilities. Washington County notes that the airport has an expanded terminal waiting area, a passenger boarding bridge and runway improvements. Washington County

It's a small airport—but for the routes it serves, that may be precisely the advantage.

Fly Into Hagerstown and Discover Chambersburg

Online listings can show you prices, photographs and square footage.

They can't completely tell you what living in South Central Pennsylvania feels like.

Fly into Hagerstown.

Drive north into Pennsylvania.

Explore Chambersburg.

Visit Greencastle.

Drive through Waynesboro.

Explore the countryside around Fayetteville and Saint Thomas.

Look at homes in different settings and price ranges.

Then decide which combination of house, community and lifestyle feels right.

Jay Starr with RE/MAX 1st Advantage can help you turn that visit into a focused home search throughout Chambersburg and South Central Pennsylvania. His website provides live inventory, market information and property searches throughout the region. Jay Starr

Contact Jay Starr

Jay Starr
RE/MAX 1st Advantage
Phone: 717-658-0177
Email: Jay@JayStarr.com
Website: JayStarr.com

Your flight gets you to Hagerstown. Jay can help you discover where you want to call home in South Central Pennsylvania.

Airline routes, frequencies, operating dates and fares change frequently. Flight and pricing information in this article was checked in October 2026. Always verify current schedules, fares, baggage charges and optional fees directly with the airline before booking.

What should buyers know before purchasing large land tracts near Penn State Mont Alto?

Large land tracts near Penn State Mont Alto sit in one of Franklin County's most scenic rural corridors, but the due-diligence process is more layered than a standard home purchase. The parcel's municipality controls zoning, permitted uses, and subdivision rules, so the first step is confirming exactly which jurisdiction the land falls in before assuming what you can build, divide, or operate on it.

Key Takeaways

• Land near Penn State Mont Alto usually falls in a surrounding township, and each one sets its own zoning, setbacks, and permitted uses independently.

• Franklin County recorded 133 subdivision or lot-line-adjustment plans countywide in 2025, according to the Franklin County 2025 Annual Report, reflecting active land-division activity across the region.

• Buying a large tract as one parcel does not trigger subdivision review, but any future division, new road, or multiple homesites can require formal municipal and county planning approval.

• Penn State Mont Alto's campus covers approximately 103 acres, per the Franklin County Greenway and Open Space Plan, making it a useful geographic anchor for understanding what surrounds it, not a guide to how nearby private land is zoned or developed.

• Physical constraints including streams, wetlands, steep slopes, and floodplain areas can reduce the buildable portion of a parcel significantly, regardless of total deeded acreage.

Why does the municipality matter so much when buying land near Penn State Mont Alto?

This is one of the first questions I ask a buyer who calls me about acreage. A parcel's address might say Mont Alto, but it could sit inside of a Borough, Quincy Township, Washington Township, or another jurisdiction entirely. Each one operates under its own zoning ordinance and its own subdivision and land-development ordinance (SALDO).

In Franklin County, land-use authority rests with individual municipalities, not the county. The Franklin County Planning Commission reviews plans for regional impact and provides comment, but it does not replace municipal approval. That means two parcels sitting a quarter mile apart can have completely different rules for what you can build, how close to a property line you can build it, and whether you need a hearing before you can do anything at all.

The practical move is to pull the parcel's tax record, identify the municipality, and then go directly to that municipality's zoning map and ordinance. That document tells you the zoning district, the permitted uses by right, and what requires conditional-use or special-exception approval. I walk my clients through this before we ever put an offer together, because a tract that looks perfect on paper can have a zoning designation that rules out the intended use entirely.

What kinds of uses typically come up for large tracts in this area?

The buyers I work with near Mont Alto have a wide range of goals. Some want a private homesite with room to farm or keep animals. Others are looking at hunting or recreational land. A smaller group is exploring event venues, agritourism operations, or long-term investment in raw acreage. Each of those uses triggers different questions under the local ordinance, and none of them should be assumed without a written confirmation from the municipality.

If you are considering a use beyond a standard single-family home, ask the municipality directly whether it requires a conditional-use hearing, a special exception from the zoning hearing board, or a variance. Get that answer in writing before you close. I've known people who discovered after settlement that the use they planned required a hearing they didn't know about, and that is an expensive lesson.

For more context on what's driving demand for rural acreage across the broader region, my post on why Franklin and Fulton Counties are attracting buyers looking for large rural tracts covers the landscape well.

What due-diligence steps apply specifically to large land tracts near Penn State Mont Alto?

A large-tract purchase has a longer due-diligence checklist than a residential home, and the consequences of skipping a step are proportionally larger. Here is the sequence I walk my land buyers through.

Zoning and permitted-use confirmation

Identify the parcel's municipality and zoning district first. Obtain the current zoning ordinance and read the permitted-use table for that district. Then confirm with the municipal zoning officer whether your intended use is permitted by right, requires approval, or is not permitted at all. Do not rely on a seller's representation or a listing description for this, because zoning can change and descriptions can be wrong.

Subdivision and land-development review

Buying the entire parcel as a single tract does not trigger subdivision review. But if you plan to divide it later, create a new lot, build a road, or develop multiple homesites, you are likely looking at formal review. local municipality's subdivision ordinances define subdivision broadly enough to capture divisions made for future transfer, building, or lot development, and it give them approval authority with planning commission reviewing plans and the Franklin County Planning Commission receiving them for review and report. If your vision for the tract involves any future division, build out that question into your due diligence now, not after you own it.

Access, road frontage, and title review

Legal road frontage is not guaranteed just because a parcel appears to touch a road on a map. Before closing, confirm that the parcel has legal access to a public road, review recorded easements and rights-of-way, and check for shared drives, encroachments, or mineral and timber reservations in the chain of title. A survey and a full title search are not optional on a large tract. They are the documents that tell you what you actually own and how you can reach it.

Utilities and on-lot sewage

Rural parcels near Mont Alto are not guaranteed public water or public sewer service. Treat utility availability as parcel-specific and get written confirmation from the relevant utility or authority before making any development assumptions. Where on-lot sewage is the plan, you will need a soil evaluation and a sewage permit through the local sewage enforcement officer (SEO) before you can build. Soil that won't perc for a septic system can make an otherwise attractive tract undevelopable for residential use.

Physical constraints and environmental features

Deeded acreage and usable acreage are not the same number. Rural tracts in this part of Franklin County can include streams, wetlands, steep slopes, wooded terrain, agricultural soils, and floodplain areas. Any of those features can reduce the buildable footprint significantly. A Phase 1 environmental site assessment, a wetlands delineation, and a review of FEMA flood maps are worth the cost on a large tract. The Franklin County Greenway and Open Space Plan documents the kinds of natural features present throughout the county, including areas adjacent to the Penn State Mont Alto campus, and it is a useful starting point for understanding what you may encounter.

If hunting or recreational use is part of your plan, the physical constraints I just described are often features rather than liabilities. My guide to hunting properties in South Central PA covers how to evaluate wooded and mixed-terrain tracts for that purpose.

Due-Diligence Items - Why It Matters on a Large Tract - Who to Contact:

Municipal zoning confirmation - permitted uses vary by municipality, Contact a district municipal zoning officer, Subdivision/SALDO review.

Future division or development trigger formal approvals. A boundary review confirms deeded acreage, easements, encroachments. A licensed surveyor title search reveals mineral/timber reservations, rights-of-ways, and liens.

Utility availability confirmation - Public water/sewer is not guaranteed in rural areas. Contact Municipal authority or utility provider. Sewage feasibility; (if on-lot); Soil must support a septic system before you can build; contact Local sewage enforcement officer (SEO).

Environmental and physical constraints; Wetlands, floodplain, steep slopes reduce buildable area; contact Environmental consultant, FEMA flood maps

What does the land market near Penn State Mont Alto look like right now?

Large-tract land inventory in Franklin County moves differently than the residential market, and acreage-specific data for this corridor is something you need a local agent to pull for you directly from the MLS. What I can tell you is that Franklin County recorded 133 subdivision or lot-line-adjustment plans in 2025, according to the Franklin County 2025 Annual Report, which reflects consistent activity in the land-division space across the county. That is a countywide figure, not a Mont Alto-specific one, but it confirms that land transactions are a real and active part of this market.

What drives interest in this specific corridor is the combination of proximity to Penn State Mont Alto's campus, access to South Mountain recreation, and the rural character that buyers relocating from more congested markets are specifically looking for. Penn State Mont Alto's campus itself covers approximately 103 acres, and the surrounding area offers a mix of agricultural, wooded, and mixed-terrain parcels that attract buyers with a range of goals.

For a current read on what is available, what has sold, and what the per-acre market looks like for tracts in this area, the right move is a conversation with me directly. I can pull active and sold data filtered to acreage, run a comparative analysis, and tell you whether a specific parcel is priced in line with the market. That analysis is parcel-specific and current, and it is the foundation of every land offer I help clients put together.

You can also browse current listings in my Central Pennsylvania land listings resource for a sense of what is moving across the region.

Frequently Asked Questions

What zoning district is my land in near Penn State Mont Alto?

The zoning district depends on which municipality the parcel falls in, since land near Penn State Mont Alto may be in a surrounding township, each with its own zoning map and ordinance. To confirm your parcel's district, contact the municipal zoning officer directly with the parcel's tax ID or legal description. The Franklin County Planning Department can also help you identify the correct municipality if you are unsure.

Do I need subdivision approval if I am buying the entire parcel?

Buying a large tract as a single, undivided parcel does not trigger subdivision review. Subdivision review becomes required if you later divide the parcel, create a new lot, build a road, or develop multiple homesites, because municipality ordinances define subdivision broadly to include divisions made for future transfer or building. If there is any chance you will want to divide the tract later, build that question into your due diligence before you close.

Can I build a house, farm, hunting cabin, or event venue on a large tract near Mont Alto?

Whether any of those uses is permitted depends entirely on the parcel's zoning district and the municipality's ordinance. Some uses are permitted by right, others require a conditional-use hearing or special exception, and some are not permitted at all. Confirm your intended use in writing with the municipal zoning officer before relying on the purchase for that purpose.

How do I confirm whether a rural parcel has public water, sewer, or only well and septic service?

Contact the local municipal authority or utility provider directly and ask for written confirmation of whether the parcel falls within their service area. Do not assume that proximity to a developed area means service is available, because rural tracts near Mont Alto frequently rely on private well and on-lot septic systems. If on-lot sewage is the plan, you will also need a soil evaluation through the local sewage enforcement officer before you can obtain a sewage permit.

Should I order a survey, title search, soil evaluation, or environmental review before purchasing?

On a large tract, all four of those are worth the cost. A survey confirms boundaries, easements, and road frontage; a title search reveals mineral or timber reservations, rights-of-way, and liens; a soil evaluation confirms sewage feasibility if public sewer is unavailable; and an environmental review identifies wetlands, floodplain areas, and other physical constraints that affect how much of the acreage is actually buildable. Skipping any of these on a large-tract purchase is where buyers run into expensive surprises after closing.

How can I verify legal road frontage and access before buying acreage?

A licensed surveyor can confirm whether the parcel has legal frontage on a public road and identify any easements, shared drives, or rights-of-way that affect access. A title search will reveal recorded access easements or restrictions in the chain of title. Never assume access from a map or a listing description alone, because landlocked parcels do exist and resolving an access issue after closing is costly and time-consuming.

Buying large land tracts near Penn State Mont Alto rewards buyers who do the homework upfront. The due-diligence steps I outlined above, zoning confirmation, subdivision review, survey, title, utilities, and physical constraints, are not bureaucratic formalities. They are the difference between owning land that does exactly what you need it to do and owning land that surprises you with restrictions you did not see coming.

I have spent 22 years working with buyers and sellers across Franklin County and the surrounding region, including large tracts, farms, hunting properties, and rural estates. If you are looking at acreage near Penn State Mont Alto, I can pull current inventory, run a market analysis, and walk you through the due-diligence process from start to close. Reach out to Jay today and let's talk about what you are looking for.

About Jay Starr

Jay Starr, REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, is a 22-year full-time real estate professional serving South-Central Pennsylvania and Central Maryland. With hundreds of homes sold, 40+ five-star reviews, and the Certified Luxury Home Marketing Specialist designation, Jay is known for expert guidance across luxury homes, large land tracts, farms, hunting properties, residential estates, and investment properties. His service area includes Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon Counties in PA, as well as Washington County, MD. Clients consistently praise his knowledge, patience, and skill, backed by advanced marketing, seasoned negotiation, and deep local insight. Outside of real estate, Jay manages over 10 honeybee hives and harvests local honey, a hobby that reflects his commitment to stewardship, community, and the rural lifestyle many of his clients value.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr is a Licensed Real Estate Salesperson regulated by the Pennsylvania Real Estate Commission. This article is general information only and is not legal, tax, or financial advice. Confirm your specific numbers, zoning status, and transaction details with your title company, tax advisor, lender, or municipal zoning officer.

More Homes Are for Sale Than Any August in Five Years — Here's What It Actually Means

Why are there more homes for sale in South Central Pennsylvania right now? Eight of the nine counties tracked here — including Franklin, Cumberland, Adams and Washington County, Maryland — posted their highest August active-listing count in five years. But local supply still runs 1.4 to 3.2 months against 4.9 months nationally.

Those two facts belong in the same sentence, and almost nobody puts them there.

If you own a home in Franklin County and you have been watching signs go up around Chambersburg and Greencastle all summer, your eyes are not lying to you. Active listings across this region are genuinely higher than they have been at any point since 2021. In Franklin County alone, active inventory sits 38% above the five-year August average.

What that does not mean is that the market has turned against you. Nationally, the National Association of REALTORS® reported a 4.9-month supply of unsold inventory in August 2026 — the highest in more than a decade, and the first time total inventory topped 1.6 million units since November 2019. Not one county in this region is close to that. The loosest local market, Washington County, Maryland, is at 3.2 months. The tightest, Lancaster County, is at 1.4.

This post breaks down where the inventory actually went up, where it did not, and what a seller in this corridor should do about it this fall.

How Much Has the Housing Inventory Actually Gone Up?

Here are area counties, using Bright MLS data calculated September 4, 2026. "Months' supply" is active listings divided by homes that closed in August — how long it would take to sell everything currently listed at August's pace.

Every county except Perry set a five-year August high for active listings.

The arithmetic behind the build is not dramatic. In Franklin County over June, July and August, 586 homes came on the market and 508 went under contract. That is a gap of 78 homes across three months — and active inventory rose from 345 in May to 435 in August, a gain of 90. Supply did not surge. It simply outran contracts by a small margin, three months in a row, and small margins compound.

Does more inventory mean home prices are falling?

Not in most of this region. Seven of the nine counties posted a higher median sold price in August 2026 than in August 2025:

• Cumberland County: $361,630, up 7.9%
• Fulton County: $241,000, up 9.5%
• Perry County: $299,000, up 17.3%
• York County: $320,000, up 6.7%
• Washington County, MD: $327,500, up 5.6%
• Lancaster County: $385,000, up 5.5%
• Adams County: $360,000, up 2.8%

The two exceptions are the ones worth understanding. Chester County landed at $570,000 — exactly flat against last August. Franklin County came in at $300,575, down 0.7% year over year, with a year-to-date median of $290,000 that is precisely even with last year.

Flat is not falling. But it is a real change from the appreciation this corridor posted in 2024 and 2025, and a Franklin County seller who priced off a neighbor's 2025 sale is pricing off a number the market is no longer beating.

Nationally, the median existing-home price rose 1.6% year over year to $429,100 in August. Most of this region outpaced that.

Why is Perry County going the opposite direction?

Perry County is the single exception, and it is a sharp one. Active listings came in at 66, down 29% from last August's 93 and only 3% above the five-year average. At the same time, 312 homes have closed in Perry County in 2026 against 245 a year ago — a 27.3% increase.

More buyers, fewer listings. That combination is why Perry's median sold price jumped 17.3% year over year.

One honest caveat: Perry County closed 48 sales in August. In a county that size, a handful of higher-priced transactions moves the median, and the year-to-date median of $275,000 is actually down 0.7% from a year ago. The inventory shortage is real and durable. The month's price spike is partly composition. Both things are true.

Are homes taking longer to sell?

This splits by market, and it is the most useful signal in the report.

Faster than last August: Adams (25 days, nine days faster), Lancaster (19 days, four faster), Franklin (29 days, three faster), York (19 days, two faster).

Slower than last August: Cumberland (27 days, ten slower), Chester (21 days, one slower), Fulton (57 days, but on only nine closings).

Unchanged: Perry (30 days), Washington, MD (36 days).

For context, NAR reported a national median of 31 days on market in August. Most of this region is beating that.

The sold-to-original-list-price ratio tells a parallel story. Lancaster County leads at 103.8% — the typical Lancaster home sold for nearly 4% above its original asking price, the strongest August reading in five years. Franklin County's 98.1% was also a five-year August high. Meanwhile Cumberland County slipped to 98.8% from 100.4% a year ago, and Chester County's 100.1% was its weakest August in five years.

So the added inventory has not uniformly weakened seller pricing power. In Franklin and Lancaster it strengthened.

Why did inventory build now?

Mortgage rates are the most likely driver. Rates dipped below 6% in late February 2026 for the first time in three and a half years, which pulled sellers off the sidelines heading into spring. By September, the 30-year fixed had climbed back to 6.76%, according to Freddie Mac's Primary Mortgage Market Survey — up from 6.35% a year earlier.

Sellers listed into a low-rate spring. Buyers are now shopping a higher-rate fall. That spread is what leaves extra homes sitting on the board in September.

What does this mean if you're selling this fall?

Three practical takeaways for a homeowner in Franklin, Cumberland, Adams, Fulton or Washington County, Maryland.

Your competition is real, and it is local. Regional averages will not tell you whether four comparable homes are listed within two miles of you. That number matters more than any county statistic in this post.

Day-one pricing is doing more work than it did two years ago. In markets where the sold-to-list ratio held up — Franklin at 98.1%, Lancaster at 103.8% — homes were meeting the market on arrival rather than chasing it down through reductions. The homes dragging days-on-market averages upward are the ones that started high.

Demand has not left. Across the region, buyers put roughly 87% to 98% of newly listed homes under contract over the past three months. Adams County closed 137 sales in August, up 31.7% year over year. Perry County's closings are up 27.3% for the year. Washington County, Maryland has closed 1,090 homes in 2026 against 1,017 last year.

A five-year inventory high in a market still running at two to three months of supply is not a buyer's market. It is a market where pricing accuracy separates a sale from a price reduction.

Frequently asked questions

Is now a bad time to sell a home in Franklin County, PA? No. Franklin County's sold-to-original-list-price ratio in August 2026 was 98.1%, the strongest August figure in five years, and homes averaged 29 days on market. Prices are flat year over year rather than rising, so the pricing strategy matters more than it did in 2024 — but buyers are transacting near full asking price.

How many months of housing supply does South Central PA have? As of August 2026, months' supply ranged from 1.4 months in Lancaster and Perry Counties to 3.2 months in Washington County, Maryland. Franklin County sits at 3.1 months. All are below the national 4.9-month supply NAR reported for August 2026, and a balanced market is generally considered 4.5 to 6 months.

Which county in the region has the most homes for sale? York County, Pennsylvania, with 949 active listings in August 2026 — the largest raw count in the nine-county area. Measured against its own five-year average, though, Washington County, Maryland has the largest oversupply at 47.6% above normal.

Are home prices going down in Chester County, PA? Not yet. Chester County's August 2026 median sold price of $570,000 was exactly flat against August 2025, and the year-to-date median of $570,000 is up 1.8% over last year. The signal to watch is the sold-to-original-list-price ratio, which slipped to 100.1% — the lowest August reading in five years.

What your home is actually worth

County numbers describe a market. They do not price a house. Two homes on the same road in Greencastle can be $60,000 apart on condition, lot, systems and finish, and no median figure in this post accounts for that.

If you want to know where your home sits against the homes actually competing with it right now, I will pull the comparables and walk you through them.

Text or call Jay Starr, REALTOR® with RE/MAX 1st Advantage, at (717) 658-0177 for a free home value review, or visit jaystarr.com/cma/property-valuation.

Serving Franklin, Fulton, Cumberland, Adams and Bedford Counties, Pennsylvania, and Washington County, Maryland.

Market data source: Bright MLS Local Market Insight reports, statistics calculated September 4, 2026.

What are the hidden costs of buying a home in South Central Pennsylvania?

Buying a home in South Central Pennsylvania means budgeting well beyond your down payment. In Franklin, Cumberland, Bedford, Adams and Huntingdon counties, buyers routinely encounter inspection fees, appraisal costs, title company charges, Pennsylvania Real Estate Transfer Tax, recording fees, and prepaid taxes and insurance, costs that can add up significantly and catch first-time buyers off guard.

Key Takeaways

• Pennsylvania charges a state Real Estate Transfer Tax of 1% of the value of the real estate transferred, plus a local component that can be 1% or more depending on the municipality and school district.

• Who pays the transfer tax at closing is a negotiable, contractual matter, it is not automatically split or assigned to one party by law.

• Recording fees in counties like Huntingdon vary by document page count and number of names, so there is no single universal recording fee for every transaction.

• Buyers should budget for multiple inspection types, an independent appraisal, title search, lender's and owner's title insurance, and escrow reserves, all separate line items.

• The only way to get an accurate buyer cost estimate is to confirm the property's exact municipality, school district, financing type, and settlement date before closing.

Why does buying a home in South Central Pennsylvania cost more than buyers expect?

Most buyers I work with in this region, whether they're purchasing in Greencastle, Chambersburg, Carlisle, Mc Connellsburg, or a rural parcel in Bedford or Huntingdon County, goes through the same moment of surprise when they see their Loan Estimate for the first time. The purchase price is one number. The total cash needed to close is a different, larger number.

That gap is made up of what I call the "invisible stack" of buyer costs: fees and prepaid expenses that don't show up in the listing price but are very real on settlement day. Here's what's in that stack and why it matters for a home in South Central Pennsylvania specifically.

Inspections: more than one, and each costs separately

A general home inspection is the first recommended to schedule after going under contract. It's not optional in my view, even on newer construction. But a general inspection is often just the starting point.

Depending on the property, you may also need a well and septic inspection (extremely common in rural Franklin, Fulton, Adms, Bedford, and Huntingdon counties), a radon test, a termite/WDI inspection, or a chimney inspection. Each of these is a separate engagement with a separate fee. According to the National Association of Realtors, home inspections are among the most commonly overlooked buyer costs when buyers first calculate what they'll need at closing.

The specific cost for each inspection depends on the size of the property, its age, and who you hire. I can point you toward inspectors who work regularly in this market, but plan for the possibility of needing several specialized inspections, especially on rural properties with private water and sewer systems.

Appraisal: your lender orders it, but you pay for it

If you're financing the purchase, your lender will normally require an independent appraisal. You don't choose the appraiser, but the fee comes out of your pocket, typically collected upfront or rolled into your closing costs. The appraisal and the home inspection are completely separate; one is for your lender, one is for you. Buyers sometimes assume the appraisal serves as a substitute for an inspection. It does not.

Pennsylvania Real Estate Transfer Tax: State Plus Local

This is the one that surprises buyers most. Pennsylvania's Department of Revenue confirms that the state Real Estate Transfer Tax is 1% of the value of the real estate transferred, including any contracted-for improvements. That tax is due when the deed is filed with the county Recorder of Deeds.

But the state tax is only half the picture. Pennsylvania also allows a local Real Estate Transfer Tax, and according to the Pennsylvania Department of Revenue's guidance on new home construction, the local is another 1% or more depending on the municipality and school district where the property is located. In every Pennsylvania closing I've participated in, the total transfer tax is 2%.

One more important point: who pays the transfer tax is negotiable. The research notes I rely on confirm that the allocation between buyer and seller is a contractual matter controlled by the purchase agreement. There is no uniform rule requiring the buyer to pay all of it, or the seller to pay all of it. This is something to address in the offer, and it's exactly the kind of negotiation I handle for my clients every day.

Recording fees: they vary by document

Recording the deed and mortgage with the county Recorder of Deeds is a separate cost from the transfer tax itself. Each County Recorder of Deeds fee schedule illustrates how these charges work: fees depend mostly on the number of pages in the document. That means there is no single universal recording fee that applies to every transaction, it varies. Your title company will calculate the applicable recording fees for your specific deed and any other documents being recorded at settlement.

What title company charges and prepaid costs should buyers expect?

In Pennsylvania, closings are handled by a title company, not an attorney. The title company coordinates the settlement, holds funds in escrow, conducts the title search, and issues title insurance. Their charges are a meaningful part of your closing costs, and they're worth understanding before you sit down at the settlement table.

Title search and title insurance

The title search confirms that the seller has clear ownership to convey. Title insurance protects against defects, liens, or claims that weren't discovered in that search. There are two types: lender's title insurance (required by your lender if you're financing) and owner's title insurance (optional but strongly recommended). These are separate policies with separate premiums. The Consumer Financial Protection Bureau has plain-language guidance on how title insurance works and why lenders require it.

Title company fees also include settlement/closing fees for conducting the actual closing. The total title-related charges vary by company and transaction complexity, but normally the title insurance cost comes from a rate sheet. Your Loan Estimate will reflect it, and I encourage buyers to review that document line by line before closing day.

Prepaid taxes, insurance, and escrow reserves

These are the costs that most often shock buyers who thought they'd accounted for everything else. At closing, you'll typically be required to:

• Prepay homeowners insurance, usually the first full year's premium, paid upfront

• Fund your escrow account, your lender collects reserves (typically several months' worth) for property taxes and insurance so they can make those payments on your behalf going forward

• Pay prorated property taxes, depending on your settlement date and the county's tax calendar, you may owe a prorated share of property taxes at closing

• Prepay mortgage interest, interest accrues from your settlement date to the end of that month, and lenders collect it upfront

The exact amount of each of these depends on your settlement date, your lender's escrow requirements, its property taxes, and the insurance premium for that specific home. According to the CFPB's Owning a Home resource, prepaid costs and escrow reserves are among the most misunderstood line items on a Closing Disclosure.

For properties in Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon counties, property tax rates vary by municipality and school district, another reason the final numbers can only be calculated once you know the exact property and settlement date.

Lender charges

Your lender's fees, origination charges, underwriting fees, credit report fees, flood certification, are separate from title company charges and will appear on your Loan Estimate. If you're using a VA, FHA, or USDA loan, there may be additional funding fees or mortgage insurance premiums. The U.S. Department of Housing and Urban Development has resources on loan types and what buyers can expect to pay under each program.

Broker fees and commissions are fully negotiable and not set by law, there is no standard or fixed rate. The fee you agree to with your agent is set in your buyer representation agreement, not determined by any outside rule.

Cost Category, Who Typically Arranges It Is Negotiable?

Home inspection (general): Buyer hires independently and shops for inspectors for price and experience. Specialized inspections (well, septic, radon, WDI): Buyer hires independently and shops inspectors for price and experience. Appraisals: the Lender orders and buyers normally pay, appraiser is selected mostly from an appraiser pool. PA State Real Estate Transfer Tax (1%): Title company collects at settlement Allocation between parties is negotiable. Recording fees: Title company handles the fees and are set by county, they vary by document, Title search and title insurance: Title company Shop title companies, but mostly have a preferred searcher & Title Insurance Provider they use. Prepaid homeowners insurance: Buyer arranges coverage shops insurance carriers. Escrow reserves (taxes and insurance): Lender collects at closing Determined by lender requirements Lender origination and underwriting fees: Lender is sometimes negotiable with buyer

The above summarizes the main cost categories, but the actual figures for your transaction depend on your specific property, municipality, financing type, and settlement date. This is exactly why I build a detailed buyer cost walkthrough into every consultation before my clients make an offer.

If you're also considering properties in Washington County, Maryland, be aware that Maryland's transfer tax rules and settlement practices are entirely separate from Pennsylvania's system. The rates and allocation norms are different, and I'll walk you through those specifics for any Maryland property we look at together.

For a detailed look at what sellers pay on the other side of the transaction, see What Sellers Pay at Closing in South Central PA, useful context if you're also selling a home as part of your move.

Frequently Asked Questions

What hidden costs should I budget for when buying a home in Franklin County, Pennsylvania?

Beyond your down payment, budget for a general home inspection, any specialized inspections (well, septic, radon, and termite are common in Franklin County), an appraisal, title search and title insurance, Pennsylvania's state and local Real Estate Transfer Tax, recording fees, lender charges, prepaid homeowners insurance, and escrow reserves for property taxes. The exact total depends on the property's municipality, school district, your financing type, and your settlement date, I can walk you through a realistic estimate before you make an offer.

Who pays the Pennsylvania Real Estate Transfer Tax, the buyer or the seller?

The allocation is negotiable and controlled by the purchase agreement, not by a fixed legal rule. According to the Pennsylvania Department of Revenue, the state tax is 1% of the value of the real estate transferred, and the local component mostly is 1% , split between the municipality and school district. How the total is split between buyer and seller is a matter to address in your offer and confirm in the settlement statement.

Do I have to pay for a home inspection and an appraisal separately?

Yes, these are two completely separate costs. The home inspection is hired by you, the buyer, to evaluate the property's condition, and the fee goes directly to the inspector. The appraisal is ordered by your lender to confirm the property's value for loan purposes, and while you pay for it, you don't choose the appraiser. Neither one substitutes for the other.

What prepaid taxes and insurance are due at closing in Pennsylvania?

At closing, buyers typically prepay the first full year of homeowners insurance, fund an escrow reserve account (covering several months of property taxes and insurance), pay a prorated share of property taxes based on the settlement date, and pay prepaid mortgage interest from the settlement date to the end of that month. The exact amounts depend on the property's tax rate, your insurance premium, your lender's escrow requirements, and when in the tax cycle you close.

Are recording fees included in Pennsylvania closing costs?

Recording fees are a separate line item in your closing costs, distinct from the Real Estate Transfer Tax. The Huntingdon County Recorder of Deeds fee schedule shows that charges vary based on the number of pages in the document and the number of names listed, so there is no single universal recording fee. Your title company will calculate the correct amount for your specific transaction and include it on the settlement statement.

Does Washington County, Maryland calculate buyer closing costs differently from South Central Pennsylvania?

Yes. Maryland operates under its own state and county transfer tax rules, and its settlement practices differ from Pennsylvania's. The rates, allocation norms, and required disclosures are separate systems, you should not assume that what applies in Franklin or Cumberland County applies to a Washington County, MD property. I work in both markets and will give you a jurisdiction-specific breakdown for any property you're considering.

Buying a home in South Central Pennsylvania comes with a longer list of upfront costs than most buyers anticipate, and the exact total is different for every transaction. The only way to know your real number is to run it for your specific property, municipality, and financing situation. Reach out to Jay today and I'll walk you through a complete buyer cost picture before you make your next move.

About Jay Starr

Jay Starr is a REALTOR® and Team Leader of The Jay Starr Team at RE/MAX 1st Advantage, with 22 years of full-time real estate experience serving South-Central Pennsylvania and Central Maryland. With hundreds of homes sold, 40+ five-star reviews, and the Certified Luxury Home Marketing Specialist designation, Jay brings deep local knowledge to buyers and sellers across Franklin, Fulton, Adams, Cumberland, Bedford, and Huntingdon Counties in PA, as well as Washington County, MD. Outside of real estate, Jay manages over 10 honeybee hives and harvests local honey, reflecting his commitment to stewardship, community, and the rural lifestyle many of his clients value.

RE/MAX 1st Advantage · (717) 658-0177

Equal Housing Opportunity. Jay Starr is a Licensed Real Estate Salesperson regulated by the Pennsylvania Real Estate Commission. This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific closing costs and tax obligations with your title company, tax advisor, or lender.