Trying to time your Grantville listing around taxes and closing dates? You are not alone. Between seasonal demand, township tax deadlines, and closing paperwork, the calendar can feel confusing. In this guide you will learn how Dauphin County’s tax schedule works, what it means for your net at closing, and how to pick smart dates that keep your move on track. Let’s dive in.
Best time to list in Grantville
Seasonality at a glance
National studies show late spring, especially mid-April, is often a strong window for sellers. Locally, results depend on pricing and inventory in East Hanover Township. Recent snapshots put Grantville’s typical home value near the mid-300s as of mid-2025, but live MLS data is what really sets the pace. The right time is when your home is show-ready and local supply is lean.
Timing vs. taxes
You do not need to rush a sale to “capture” a tax discount period. Property taxes in Dauphin County are prorated at settlement based on your closing date. That means your net is adjusted for how long you owned the home during the year, regardless of when the bill was mailed.
Grantville tax calendar: key dates
Dauphin County issues and collects real estate taxes for East Hanover Township on a set schedule. Knowing these dates helps you plan and avoid penalties.
- February 1: Annual real estate tax bills are mailed. See the county’s billing overview on the Dauphin County Treasurer real estate taxes page and local details at the East Hanover Township Tax Office.
- March 31: Last day to pay at a 2% discount.
- May 31: Last day to pay at face amount (no discount or penalty).
- July 31: End of the 5% penalty period.
- August 1 to December 31: 10% penalty period.
- December 31: Unpaid taxes turn delinquent and move to the Tax Claim Bureau. Delinquent taxes must be cleared before recording a deed.
How property taxes are handled at closing
At settlement, taxes are prorated to the closing date. If you close on March 1, you typically credit the buyer for the share covering January 1 through March 1. The buyer is then responsible for the remainder of the year. Title and settlement agents compute the exact figures, and any delinquent or prior-year amounts must be paid at or before closing.
Tip: Ask your title company to obtain a county tax certification early in the process. The county explains billing, penalties, and certifications on the Treasurer’s real estate taxes page.
Transfer tax and recording in Dauphin County
Pennsylvania charges a 1% state realty transfer tax. Most localities, including those in Dauphin County, add another 1% split between the municipality and school district, for a typical total of about 2% of the sale price. This tax is collected when the deed is recorded, and contracts commonly split it between buyer and seller, though it is negotiable. See details in the Recorder of Deeds FAQ and the state’s overview of the Realty Transfer Tax.
Recording also involves standard fees and, when needed, a Statement of Value. Your title/settlement team will prepare and collect these at closing.
Listing-to-closing timeline
Most financed sales close in roughly 30 to 45 days from contract. Cash can be faster. Use that window to order payoffs, request HOA estoppels if applicable, clear title issues, and secure the tax certification. The February 1 mailing date does not change proration at settlement, but unpaid delinquencies can block recording, so address those early.
Pre-listing checklist for a smooth close
- Pull your most recent real estate tax bill and confirm status. If you escrow taxes, get proof of payments. Local payment guidance is on the East Hanover Township Tax Office page.
- Request mortgage payoff quotes from all lenders. Note any prepayment penalties and processing times.
- Ask your title company to start a title search and clear any liens or judgments.
- If you are in an HOA or condo, order the estoppel/resale certificate early.
- Schedule inspections and collect estimates for any agreed repairs.
- Have your title company obtain a county tax certification to verify current and delinquent amounts.
Common delays to avoid
- Unpaid real estate taxes that roll delinquent after year end. These must be settled through the Tax Claim Bureau before recording.
- Title defects like old liens or unreleased mortgages.
- Slow HOA or payoff responses. Order early.
- Holiday or event timing that limits availability for inspections and closing.
Federal tax notes to plan for
If this is your primary residence, the IRS may allow you to exclude up to $250,000 of gain if single or $500,000 if married filing jointly, if you meet the ownership and use tests. You may still receive a Form 1099-S and could have reporting requirements. Review IRS guidance in Topic 701 and Publication 523, and speak with a tax professional about your specific situation.
Local resources and next steps
- East Hanover Township tax details: Property Real Estate Taxes
- County billing, penalties, and certifications: Dauphin County Treasurer – Real Estate Taxes
- Transfer tax and recording: Dauphin County Recorder of Deeds FAQ
When you are ready, pair the seasonal window with live MLS data and a clear closing plan. If you want a local pricing strategy and help coordinating title, taxes, and timing, reach out to Scott & Sharon Weaber - Protus Realty.
FAQs
Grantville sellers and the 2% discount period
- You will not lose money by listing in March or April because taxes are prorated at closing based on your actual days of ownership.
Dauphin County transfer tax amount at sale
- Budget about 2% of the sale price for realty transfer tax, customarily split between buyer and seller and collected when the deed is recorded.
When to request a tax certification in Dauphin County
- Ask your title company to order it early in the contract period so any issues can be cleared before closing.
Closing late in the year with unpaid taxes
- Unpaid taxes become delinquent after December 31 and move to the Tax Claim Bureau, which can delay or block recording until paid.
Is spring always best for Grantville sellers
- Spring often brings strong buyer activity, but the best timing also depends on current local inventory and pricing, so pair seasonality with a fresh CMA.
