Lycoming County, PA Property Records

Lycoming County is Pennsylvania's largest county by land area, 1,244 square miles, larger than the state of Rhode Island. Its population is approximately 113,000 residents, ranking it 29th among Pennsylvania's 67 counties. The county seat is Williamsport, anchoring the Williamsport, PA, metropolitan statistical area. The average home value in Lycoming County is $194,291, up a notable 13.5% over the past year, well below the Pennsylvania statewide average of approximately $286,351, making it one of the more affordable markets in the state.

Despite the low absolute price point, the market is active. Homes typically sell after around 56 days, reflecting a steadier, less pressured pace than many eastern Pennsylvania counties. Median sold prices have climbed sharply in recent periods, signaling that demand is outpacing the area's income base.

According to Federal Reserve Economic Data, approximately 28–30% of Lycoming County households are cost-burdened, spending 30% or more of their income on housing, a meaningful share given the county's median household income of roughly $64,400.

Property records in Lycoming County are maintained at the county level by the Recorder of Deeds, while assessments and tax data are handled by separate county offices.

Who Keeps the Official Land Records

The official custodian of all land records in Lycoming County is the Lycoming County Register & Recorder, a combined office serving as Recorder of Deeds, Register of Wills, and Clerk of Orphans' Court. The elected official is David A. Huffman. The office is located at the Lycoming County Courthouse, 48 West Third Street, Williamsport, PA 17701.

Online deed records from 1795 to the present are accessible through SearchIQS. E-recording is not yet available for Lycoming County; all documents must be submitted in person or by mail. Note: the county website has announced a forthcoming transition to advance payment for copies; confirm current copy payment procedures when ordering.

What Lycoming County Property Records Include

The Recorder of Deeds' function maintains all instruments affecting real property within the county. Recorded document types include: deeds (warranty, quitclaim, correction, trustee, and personal representative deeds), mortgages, mortgage releases, assignments of mortgage and rents, easements and rights-of-way, powers of attorney, affidavits, agreements of sale, UCC financing statements, notary bonds and commissions, and other instruments affecting real estate.

Pennsylvania uses a recorded land title system statewide. Documents are indexed by grantor/grantee name, instrument number, and book and page reference. A UPI (Uniform Parcel Identifier) number is required on all documents affecting real estate.

The base deed fee of $78.75 includes one UPI number; each additional UPI costs $10.00. The legal description must include the municipality and county. UPI numbers for Lycoming County parcels can be looked up via the Assessment Office parcel search portal.

Lycoming County's extensive state forest and timberland acreage means that title chains for rural parcels in the northern and eastern parts of the county may include timber rights conveyances, oil and gas lease memoranda, and state-land adjacency instruments.

The county maintains a School Districts List for Real Estate Transfer Tax Purposes on the Register & Recorder's website, which is useful when calculating transfer tax obligations for property crossing school district lines.

How to Access Lycoming County Property Records

Records can be accessed online via SearchIQS, in person at the courthouse, by phone, or by mail. E-recording is not yet available.

Online Access

Lycoming County uses SearchIQS for online deed and land record access. Records dating to 1795 are available online. SearchIQS requires a subscription for full access. This is the same IQS platform used by Greene County in this series. The Lycoming County Assessment Office also maintains a parcel search portal (free UPI lookup).

In Person

Address: 48 West Third Street, Williamsport, PA 17701, Hours: Monday–Friday, 8:30 a.m.–5:00 p.m. (closed holidays). Note that 5:00 p.m. closing is later than most PA Recorder offices. Copies: $0.50 page, fax: $0.50 per page plus $2.00 per page fax fee; certified copies: $1.50 additional per document. Note: The county website announced a transition to advance payment for copies. Confirm current payment procedures before requesting.

By Phone

Call (570) 327-2210 for general Register & Recorder inquiries. For recording fee and transfer tax questions, call (570) 327-2263. Office hours are Mon–Fri 8:30 a.m.–5:00 p.m.

By Mail

Mail documents and payment to Lycoming County Register & Recorder, 48 West Third Street, Williamsport, PA 17701. Include all required fees and a self-addressed stamped envelope for return of recorded documents.

E-Recording

E-recording is not yet available in Lycoming County. Deeds.com notes it as “coming soon.” All documents must be submitted in person or by mail. Confirm current status by calling (570) 327-2263 before assuming e-recording has launched.

What's Not at the Recorder's Office (But Matters for Property Research)

The Register of Wills and Clerk of Orphans' Court functions are combined with the Recorder of Deeds in the same elected office. Estate records, probate, and marriage licenses are handled through the same office at 48 West Third Street.

Property assessments and UPI lookup are handled by the Lycoming County Assessment Office at 33 West Third Street, 5th floor, Williamsport (phone: 570-327-2301). The parcel search portal provides free UPI (parcel number) lookup by property owner, street address, or parcel number. The Tax Claim Bureau is at 48 West Third Street, Suite 100 (phone: 570-327-2282).

Zoning in Lycoming County is administered by the Lycoming County Planning and Community Development Department for most parts of the county, which maintains zoning regulations and land use codes for unincorporated areas. Individual municipalities (cities, boroughs) have their own zoning authorities. For statewide financial data, consult the Pennsylvania DCED.

Step-by-Step: How to Pull a Deed Online

Lycoming County uses SearchIQS for online deed access:

Go to searchiqs.com/palyc and log in or subscribe. Records from 1795 are available.
Search by grantor or grantee name, instrument number, or book and page reference.
Review index results. Subscription or pay-per-document charges apply for full document image access.
To look up a UPI number for a parcel, use the free parcel search (search by UPI, map, owner name, or address).
Notebook and page references for all related instruments in the title chain.
For certified copies or in-office assistance, contact (570) 327-2210 or visit in person at 48 West Third Street during office hours (8:30 a.m.–5:00 p.m.).

Cities & Towns in Lycoming County (and Their Record Custodians)

All recorded property documents for every municipality in Lycoming County are maintained by the single Lycoming County Register & Recorder in Williamsport.

County Seat or Only City: Williamsport, Lycoming College, West Branch Susquehanna River; Millionaires' Row Victorian mansions, Lycoming Engines, flood risk zone.
Key Borough: South Williamsport Borough.
Other Notable Boroughs: Jersey Shore, Montoursville, Muncy, Duboistown, Montgomery, and others.
Selected Townships: Anthony, Armstrong, Brady, Cascade, Clinton, Cogan House, Cummings, Eldred, Fairfield, Franklin, Gamble, Hepburn, Jackson, Jordan, Lewis, Limestone, Loyalsock, McNett, McHenry, Mifflin, Moreland, Muncy, Muncy Creek, Nippenose, Penn, Pine, Piatt, Plunketts Creek, Porter, Shrewsbury, Susquehanna, Upper Fairfield, Watson, Wolf, and others.

Full municipality list at en.wikipedia.org/wiki/Lycoming_County,_Pennsylvania.

City/Town Resources for Assessments & Taxes

Property assessments are administered at the county level by the Lycoming County Assessment Office at 33 West Third Street, 5th floor, Williamsport (phone: 570-327-2301). Free parcel (UPI) search is available online. The Tax Claim Bureau at 48 West Third Street, Suite 100 (phone: 570-327-2282) handles delinquent tax proceedings. The county collects real estate taxes centrally, with online payment available through the county website.

Zoning is administered by the Lycoming County Planning and Community Development Department for unincorporated areas. The county publishes a list of School Districts for Real Estate Transfer Tax Purposes on the Register & Recorder's website, which is relevant when a deed involves property in more than one school district or municipality.

Lycoming County-Specific Nuances

Pennsylvania's largest county by area affects title research for rural parcels. At 1,244 square miles, Lycoming is larger than Rhode Island and borders nine counties. This scale means rural parcels in northern and western townships may be very large, and title chains can involve state forest adjacencies, oil and gas leases, timber rights, and old survey descriptions referencing long-vanished landmarks. Allow for extended research time on rural title work.
E-recording is not yet available in person or by mail only. Lycoming County does not yet accept e-recorded documents. All instruments must be submitted in person at the courthouse or by mail to 48 West Third Street, Williamsport, PA 17701. Deeds.com describes e-recording as “coming soon”; call (570) 327-2263 before assuming it has launched.
SearchIQS platform records available online from 1795. Lycoming County uses SearchIQS for online deed access. This is the same IQS platform used by Greene County in this series; however, the Lycoming URL parameter is “palyc.” Records extend to 1795 (the county's founding year). A subscription or per-document fee applies for full image access.
UPI fee included in base deed/mortgage fee. Lycoming County's base recording fee of $78.75 for deeds and mortgages already includes one UPI number. Each additional UPI is $10.00. Attaching a survey map adds $3.00. This bundled approach differs from counties where the UPI fee is a separate check.
School Districts List for real estate transfer tax. The county publishes a dedicated list matching municipalities and school districts for transfer tax purposes. This is relevant because Lycoming County's size means that some properties straddle school district boundaries, and the transfer tax must be apportioned correctly. The list is available on the Register & Recorder's website. When a deed involves property in more than one municipality, the percentage of local transfer tax for each municipality must be stated on the document.
Advance payment for the new policy. The county website posted a notice that the Register & Recorder's Office is transitioning to advance payment for copies. Contact the office at (570) 327-2210 to confirm the current procedure before requesting copies, particularly for mail-in copy requests.
5: 00 p.m. office closing is later than most PA Recorder offices. Lycoming County's Register & Recorder is open until 5:00 p.m. Monday through Friday, an hour later than most PA Recorder offices in this series (which close at 4:00 or 4:30 p.m.). This extra hour can be useful for same-day recording of time-sensitive instruments.
Flood risk is significant for Williamsport and West Branch Susquehanna Valley properties. Approximately 39% of Lycoming County properties carry some severe flood risk over a 30-year horizon per First Street analysis. The West Branch Susquehanna has historically flooded Williamsport most significantly in March 1936, when the river crested at 35 feet, causing approximately $5 million in 1936 dollars of damage. Properties in the flood zones of Williamsport, South Williamsport, Montoursville, Jersey Shore, and the river valley townships should be reviewed for flood insurance requirements and floodplain deed restrictions.

Typical Contents of a Lycoming County Property Record

When reviewing recorded instruments at the Lycoming County Register & Recorder, you will typically find:

Deeds:
- Grantor and grantee names (consistent throughout).
- Complete legal description, including municipality and county.
- For multi-municipality properties: transfer tax percentage per municipality.
- Consideration amount or Statement of Value.
- Certificate of Residence for the grantee.
- UPI number (one included in base fee; additional UPIs at $10.00 each).
- Notarial acknowledgment (acknowledgment date on or after execution date).
Mortgages and Related:
- Lender/borrower names, property description, and loan terms.
- Releases, assignments of mortgage, assignments of rents.
Other Common Instruments:
- Easements and rights-of-way.
- Timber rights conveyances and oil/gas lease memoranda (rural/forested parcels).
- Agreements of sale and installment land contracts.
- Powers of attorney (if realty-related: UPI certification required).
- Affidavits.
- Survey maps (when attached to deed: $3.00 additional fee).
- UCC financing statements.
- Notary bonds and commissions.

Recording Changes to Property Titles

All new deeds, mortgages, easements, and other instruments affecting real property in Lycoming County must be recorded with the Register & Recorder. Documents must be submitted in person or by mail; e-recording is not yet available.

Before submitting, confirm the UPI number via the Assessment Office parcel search or by calling (570) 327-2301. Pennsylvania's 2% Realty Transfer Tax (1% state + 1% local) applies to most deed transactions. For multi-municipality properties, state the percentage of local transfer tax per municipality on the face of the deed. Include a Statement of Value where required. The legal description must include the municipality and county.

The base deed fee is $78.75 (4 pages, 4 names, 1 description, includes one UPI). Additional UPIs: $10.00 each. Survey map attached: $3.00. Confirm the current total fee by calling (570) 327-2263, and confirm the advance-payment-for-copies policy before submitting mail requests.

Practical Research Flow (Checklist)

A practical approach for researching property records in Lycoming County, PA:

Search online via SearchIQS. Go to searchiqs.com/palyc. Subscribe or use pay-per-document. Search by grantor/grantee name, instrument number, or book/page. Records from 1795.
Look up the UPI number. Use the free parcel search at propertyinfo.lyco.org or call the Assessment Office at (570) 327-2301.
Note all book/page references. Collect references for deeds, mortgages, releases, assignments, and other instruments in the chain.
Check for timber, oil/gas, and state-forest-adjacency instruments. Rural parcels in northern and eastern Lycoming County may carry timber rights conveyances, oil and gas lease memoranda, and related instruments.
Check flood risk. For properties in the West Branch Susquehanna valley, review FEMA flood maps and any recorded flood easements or restrictions.
Review the School Districts List. Available on the Register & Recorder's website; relevant for multi-municipality deeds and correct transfer tax calculation.
Confirm e-recording status. Call (570) 327-2263. As of early 2026, e-recording is not available.
Check assessment data. Contact the Assessment Office at (570) 327-2301.
Verify zoning. Contact Lycoming County Planning for unincorporated areas; contact the specific municipality for incorporated places.
Check delinquent taxes. Contact the Tax Claim Bureau at (570) 327-2282.
Prepare recording documents. UPI included in base fee; additional UPIs $10 each; survey map $3.00; municipality + county in legal description; multi-municipality transfer tax % stated; SOV if required; SASE for mail submissions; confirm advance-payment-for-copies policy; no e-recording.

Appendix A: Municipalities in Lycoming County

County Seat Only City: Williamsport, Lycoming College, Lycoming Engines, Millionaires' Row.
Key Borough: South Williamsport.
Other Boroughs: Duboistown, Jersey Shore, Montgomery, Montoursville, Muncy, and others.
Selected Townships: Anthony, Armstrong, Brady, Cascade, Clinton, Cogan House, Cummings, Eldred, Fairfield, Franklin, Gamble, Hepburn, Jackson, Jordan, Lewis, Limestone, Loyalsock, Moreland, Muncy, Muncy Creek, Nippenose, Penn, Pine, Plunketts Creek, Porter, Shrewsbury, Susquehanna, Upper Fairfield, Watson, Wolf, and others.