Short answer
A warranty deed generally makes promises about title, while a quitclaim deed passes only whatever interest the signer has, with no promises. Most arm's-length sales use a deed with warranties. Pennsylvania realty transfer tax is imposed on deeds and other writings, so the form does not avoid the tax.
The basic difference
A general warranty deed usually includes promises that the seller owns the property and that title is clear. A special warranty deed promises only about the seller's own period of ownership. A quitclaim deed transfers whatever interest the signer has, if any, with no promises. Which one fits depends on the deal. A closing attorney or title company will normally prepare the deed.
Why buyers resist quitclaims
A buyer paying for a house wants protection if a title problem appears. A quitclaim gives little. Quitclaims are common in family transfers and in clearing up a co-owner's interest, where the people know each other. Your contract and your title insurance, not the deed form alone, shape the buyer's comfort.
Transfer tax applies to the document
The Pennsylvania Department of Revenue says realty transfer tax is imposed at a rate of 1 percent on the value of real estate transferred by deed, instrument, long-term lease or other writing, and that both grantor and grantee are jointly and severally liable. County Recorders of Deeds collect it. So changing the deed type does not remove the tax unless an exemption applies.
Get it drafted right
Do not copy a form from the internet for a house sale. A mistake in the legal description or the signing authority can cloud title. This page is general information and not legal advice. A Pennsylvania real estate attorney or title company can prepare the correct deed.
Selling for cash instead
If you want to keep the paperwork simple, a direct sale with a title company handling the deed can be a good fit. Kaizen Home Buyers is one option to compare. We pay cash, buy as-is and charge no agent commission, so you do not fix anything first. We can send an offer within 24 hours and close in 14 to 30 days or on your schedule. Call 267-329-0084.