Living in the Philadelphia Suburbs · Free Tool

The Pennsylvania Downsizing Calculator

What does the move actually change per month, and what does it cost to make it? Real Pennsylvania numbers: transfer tax, capital gains, and the senior tax relief most calculators ignore.

01 Your home now

Pull your latest tax bill and mortgage statement. Two minutes of digging makes these numbers real instead of guesses.

Your best estimate today. A real comp check beats Zillow.
Enter 0 if the house is paid off.
Principal and interest only. 0 if paid off.
It's on your school and county bills.

02 What you paid back then

This decides whether the sale triggers capital gains tax. Long-time owners in this market get surprised here more than anywhere else.

Additions, kitchens, roof, HVAC. Estimates are fine.
Married couples can exclude $500,000 of gain on a primary home. Single filers, $250,000.

03 The new place

A 55+ community, a townhome, a ranch closer to the grandkids. Put in your best guess and adjust later.

Most 55+ communities have one. 0 if none.
Blank = estimated at the effective rate homes actually sell at in the Philadelphia suburbs (about 1.05% of price). Elsewhere in PA, rates differ. Enter the real number if you know it.

04 Tax relief you qualify for

This is the part every national calculator skips. Pennsylvania pays rebates to seniors who apply, and only half of your Social Security counts toward the income limit.

Pensions, IRA withdrawals, interest, wages.

The state rebate works anywhere in PA. Some districts pay a second rebate on top, and most homeowners have no idea.
Your Settlement Sheet

The Move, In Dollars

$0
change in monthly cost

Walking away from the sale

Sale price
Agent commission
PA transfer tax (seller's customary 1%)
Mortgage payoff
Capital gains tax
Net proceeds
⚠ The Downsizing Tax Bomb just went off.

Gain above your exclusion is estimated at 15% federal plus Pennsylvania's 3.07%. And the year you sell, the gain counts toward your rebate eligibility income, so expect to lose that year's state rebate too. The right sale strategy and timing can shrink all of this. Worth a conversation before you list.

Buying the new place

Purchase price
Transfer tax + closing costs
Moving costs (typical)
Cash left in your pocket

Monthly cost, side by side

Staying put (after relief)
After the move (after relief)
Relief working for you

These are estimates built on your guesses. The real version uses actual comps for your house, your district's current rebate, and a sale strategy that protects your proceeds. That conversation is free.

Book a free call with Jim

Or call 267-718-5695 · email Jim

Estimates only, not tax, legal, or financial advice. Capital gains shown assume a long-held primary residence, the 15% federal bracket, and PA's 3.07% income tax; your situation may differ. Rebate figures reflect the 2025 claim year (state income limit $48,110 with half of Social Security excluded) and district programs verified as of June 2026; programs change annually and require application. Transfer tax shown at the 1% customary seller share common across most of PA; the City of Philadelphia charges a much higher city transfer tax not reflected here. Confirm everything with your accountant and your county before acting. Jim Stevenson, PA License RS342290.

A free tool from Living in the Philadelphia Suburbs · Jim Stevenson, Realtor · Bucks & Montgomery Counties