Pennsylvania— Property Tax & Closing Costs
2024 Census dataEffective tax rate
1.01%
of assessed value annually
Median home value
$294,200
2024 ACS survey
Median taxes paid
$2,970/yr
2024 data
Butler County's 1.01% effective property tax rate falls in the middle 50% of US counties — close to the national median of 0.81%. Within Pennsylvania's 67 counties, it's the 10th lowest. On the county's median home value of $294,200, the typical homeowner pays $2,970 annually in property tax — $1,341 more than the national median of $1,629. At closing, Pennsylvania's 2.00% combined real estate transfer tax adds roughly $5,884 on a median-priced home, split between buyer and seller. About 9.1% of the county lies within a FEMA flood hazard zone — worth checking msc.fema.gov for any specific address before buying.
Calculate your true cost
Enter any purchase price to see the full cost breakdown for Butler County.
County median: $294,200
Leave at $0 if the property has no homeowners association.
LTV: 80.00%
At closing
Monthly ongoing
Year one
Moderate flood risk. Some neighborhoods require flood insurance — check your property at msc.fema.gov.
All figures are estimates for planning purposes only. Mortgage payment assumes a 30-year fixed rate of 6.8% — your lender will confirm the actual rate. Closing costs vary by lender and transaction. Consult a licensed real estate attorney and lender before making any financial decisions.
Pennsylvania property tax exemptions
Ways buyers in Butler County may reduce their annual property tax. These programs apply statewide; verify county specifics with your local assessor.
Homestead/Farmstead Exclusion (Act 50 / Act 1)
Reduces taxable assessed value of an owner-occupied primary residence (and farmstead buildings on 10+ acres) for school tax purposes. Exclusion amount varies by school district, funded largely by gaming revenue. Application due March 1.
View official source →Property Tax/Rent Rebate Program
Rebate up to $1,000 for Pennsylvanians 65+, widow(er)s 50+, or disabled adults 18+ with household income ≤$48,110. 2025-claim deadline June 30, 2026.
View official source →Disabled Veterans Real Estate Tax Exemption
Full real estate tax exemption on the primary residence for wartime-service veterans with 100% service-connected disability (or blind/paraplegic) demonstrating financial need.
View official source →Last verified 2026-04. Exemption amounts and eligibility change frequently — always confirm with your county assessor before claiming.
Frequently asked questions
Answers to common questions about buying a home in Butler County.
The effective property tax rate in Butler County is 1.01% — calculated as the median annual property tax paid ($2,970) divided by the median home value ($294,200), using 2024 US Census ACS 5-year estimates. Your actual bill depends on your purchase price, homestead or senior exemptions, and any special assessments applied in your taxing district.
Pennsylvania's combined real estate transfer tax is approximately 2.00% of the purchase price. On the median Butler County home value of $294,200, this adds roughly $5,884 at closing. State Realty Transfer Tax 1% + local (municipality + school district) 1% = 2% total most localities, split 50/50 by custom. Philadelphia local rate is 3.278%, total ~4.278% (also customarily split). Allentown increased to total 2.5% effective January 1, 2026.
Only in parts. About 9.1% of Butler County's land area is within a FEMA Special Flood Hazard Area. Most homes are outside these zones, but worth verifying the specific address at msc.fema.gov.
Closing costs for a buyer in Butler County typically run $5,884–$14,710 (2–5% of purchase price) on a median-priced home, including title insurance ($800–$2,000), appraisal ($400–$700), home inspection ($350–$600), recording fees ($100–$300), and loan origination (0.5–1.0% of the loan amount). Use the calculator above for a specific estimate at your purchase price.
Data sources for Butler County
Every figure on this page is traceable. Verify the numbers yourself against the original public data.
Source for the 1.01% effective property tax rate, median home value, and median taxes paid (ACS 5-year, 2024 vintage).
Source for county-level flood zone exposure, wildfire risk, and other natural hazard ratings. Updated quarterly by FEMA.
Look up a specific property's flood zone and insurance rate map before making an offer on a home in Butler County.
Guides for Pennsylvania home buyers
What every buyer should read before making an offer.
HOA Documents
HOA lawsuits — how to check for pending litigation against your future HOA before you close
A buyer closed on a house and only then found out about ongoing HOA lawsuits. Six checks you can run yourself before your contingencies expire.
Read the guide →HOA Documents
Undisclosed HOA special assessment — what you can do if you find out after closing
HOA special assessment not on the disclosure? One buyer got a $15,000 bill the day after closing. How to catch it before — and what to do after.
Read the guide →