Closing costs.

Because the answer is the same everywhere in Bucks County: 2% of the value conveyed — 1% to Pennsylvania and 1% shared by the municipality and school district. The county Recorder of Deeds states the rate applies to all property sales, and no Bucks municipality appears on the statewide list of local-rate deviations (unlike Philadelphia, Pittsburgh, State College, or Scranton). One of the 54 towns never changes this number.

State and local governments do not stipulate who pays. In most sale agreements the buyer and seller divide the tax evenly; the split is negotiable, and the new owner is responsible if the amount paid is ever questioned. The toggle in the estimator lets you model an even split, buyer-pays-all, or seller-pays-all — whatever your agreement of sale says.

Pennsylvania is a promulgated-rate state: the Title Insurance Rating Bureau of Pennsylvania (TIRBOP) files one statewide rate schedule, so the premium for a given purchase price is identical at any provider using the standard procedure. The rate is all-inclusive — search, examination, and a normal-hours closing — but endorsements and ancillary charges are extra, and this estimate uses the owner's-policy sale rate on the purchase price.

Everything that varies by lender, loan, or property: origination and underwriting fees, appraisal, credit and flood-certification charges, per-diem interest, and the escrow/prepaid deposits for taxes and insurance (your Loan Estimate itemizes all of these) — plus inspections, HOA capital contributions, and real-estate commissions. Enter your lender's figures in the optional fields to fold them in.