Moving to York County from out of town does not mean buying blind. With the right plan, you can tour homes virtually, negotiate with confidence, and close from your current kitchen table. You want a smooth process, clear next steps, and trusted local checks on the details. This guide shows you how remote purchases work in Pennsylvania, what to verify in York County, and the exact steps to take so you can buy with confidence. Let’s dive in.

What to expect in York County

York County offers a wide mix of homes at price points that vary by town and property type. You will see city rowhomes, classic suburban single-family houses, townhomes, and rural properties. Competition still exists in certain price bands, yet buyers generally have more breathing room than during the hottest pandemic years.

Property types and what they mean for you

• York City and boroughs often feature older row or townhomes. Plan for thorough structural, electrical, and WDI inspections.
• Suburban neighborhoods include 1990s–2010s single-family homes where HOA and municipal service details matter.
• Rural areas can include private wells and septic systems. Build in time for specialty tests and township transfer requirements.

How remote buying works in Pennsylvania

You can complete most steps digitally. Plan your closing mechanics early so there are no surprises.

E-signing and remote notarization

Pennsylvania allows electronic notarization and remote online notarization. Confirm that your lender and settlement company support a fully remote closing. Review the state’s rules on electronic and remote notarization.

Title, recording, and transfer tax

A title company or attorney coordinates title search, closing, and recording. York County’s Recorder of Deeds accepts e-recording, which your settlement agent may use. You can review local practices on the York County Recorder of Deeds page.

Pennsylvania imposes a 1 percent state realty transfer tax. Many municipalities add a local transfer tax that is commonly another 1 percent. Ask your settlement agent to itemize both on your estimate. Learn more about the tax on the Pennsylvania Department of Revenue site.

Standard contingencies and disclosures

Sellers must provide a property disclosure in Pennsylvania, delivered before you sign the agreement of sale. Build in inspection, financing, appraisal, and clear-title contingencies with clear deadlines. See the state rule on delivery of the seller’s property disclosure.

Smart due diligence from a distance

Remote buyers should expand the inspection scope and verify local requirements early.

• Radon: Pennsylvania has relatively high radon prevalence. Add a radon test and plan to mitigate if levels are 4.0 pCi/L or higher. Check the EPA’s guidance and map for context on radon zones and testing.
• Private wells: If a property has a well, require water testing for coliform bacteria, nitrates, TDS, and pH. The state outlines best practices for private well water testing.
• Septic systems: Some York County townships require septic pumping or inspection before a sale. Requirements vary, so ask early. For example, Shrewsbury Township lists its real estate transfer septic inspection rules. Add a septic inspection contingency where applicable.
• Age-related items: Many homes are older, so plan for WDI/termite, chimney, foundation, and electrical checks.
• Flood and zoning: Have your agent review FEMA flood maps and local zoning. A survey helps confirm lot lines and setbacks when you need certainty.

Neighborhood and logistics essentials

• Commutes: From York City, plan roughly 50 to 60 miles and about an hour to Baltimore via I-83, and around 25 to 30 miles and 30 to 40 minutes to Harrisburg. Always verify current traffic patterns for your specific address.
• Transit: If you rely on buses or park-and-ride options, review rabbittransit’s York County services and commuter schedules.
• Airports: Harrisburg International is typically about 30 to 45 minutes depending on where you start in the county. BWI is often an hour or a bit more by car.
• Property taxes: Millage rates vary by municipality and school district. Review the current York County millage rates for the property’s exact location.
• Utilities and services: Confirm if the home uses public water and sewer or private well and septic, plus electric provider and trash service details.

Your remote-buying game plan

Use this step-by-step list to stay in control.

1. Get pre-approved. Lock your budget and timeline with your lender before you shop.
2. Shortlist homes. Ask your agent for saved searches, price alerts, and virtual tours.
3. Tour remotely. Use live video tours and request recorded walk-throughs that capture details inside and out.
4. Structure your offer. Include inspection, appraisal, financing, and clear-title contingencies with realistic deadlines.
5. Expand inspections. Order full home, radon, WDI/termite, well water, and septic as applicable, plus chimney or HVAC where needed.
6. Confirm closing mechanics. Ask early if your parties support remote online notarization and e-recording, and request a detailed closing cost estimate.
7. Protect your funds. Verify wire instructions by phone using a trusted number. The FBI reports ongoing attempts to divert closing funds through business email compromise. Review the FBI’s guidance on real estate wire fraud.

Timelines to plan for

• Inspection period: Often 7 to 14 days, depending on what you test and vendor availability.
• Mortgage and appraisal: Commonly 21 to 45 days, based on lender capacity and appraisal scheduling.
• Title and recording: Variable. E-recording can speed the process. Many remote buyers still plan a quick trip for the final walkthrough if schedules allow.

Ready to move to York County with confidence?

You deserve a simple, reliable process that fits your timeline. Our team coordinates virtual showings, keeps you on track with inspections, and helps you set up a smooth remote closing with your lender and settlement company. When you are ready, connect with Turn Key Real Estate to plan your York County move.

FAQs

Can I close 100 percent remotely on a York County home?

• Yes. Pennsylvania permits remote online notarization, but availability depends on your lender and settlement company, so confirm early using the state’s RON guidance.

How is the realty transfer tax calculated in York County, PA?

• Pennsylvania charges 1 percent at the state level and many municipalities add a local 1 percent, so ask your settlement agent to itemize both using the state’s transfer tax overview.

Are septic inspections required before sale in York County?

• Some townships require septic pumping or inspection before transfer, and rules vary by municipality, as shown in Shrewsbury Township’s real estate transfer inspection example.

What inspections should I order when buying remotely in York County?

• Plan for a full home inspection plus radon, WDI/termite, well water testing if on a private well, and septic evaluation where applicable, following EPA and state private well guidance.

How can I use York County transit if I do not drive daily?

• Review rabbittransit’s York County routes and commuter services for schedules, park-and-ride options, and pass information.