In Pennsylvania, property tax certificates are a critical part of the closing process—but they don’t always tell the full story. For title companies, relying solely on these certificates can leave gaps that lead to post-closing disputes, delayed recordings, or even title claims.
Unlike some states with centralized tax systems, Pennsylvania’s property tax landscape is highly decentralized. Each county—and often each municipality and school district—can levy its own taxes, maintain separate billing systems, and follow different collection timelines.
This fragmentation creates several challenges:
A standard property tax certificate in Pennsylvania may confirm that county taxes are paid—but what about:
These liabilities may not appear on the certificate but can still cloud title or delay recording.
A title company in Montgomery County closed a transaction with a clean county tax certificate. Months later, the buyer received a notice from a third-party collector for unpaid school taxes from the prior year. The lien had not yet been recorded, and the title insurer had to step in to resolve the issue.
To avoid surprises:
COCRS goes beyond the basics. We:
Don’t let Pennsylvania’s patchwork tax system derail your closing. Contact COCRS today to ensure your property tax data is complete, accurate, and risk-free. We help title companies close with confidence—no matter how complex the jurisdiction.