Cost to Sell a House Calculator

Frequently Asked Questions

What are typical total costs to sell a house?

Total selling costs typically run 7-12% of the sale price including both agent commissions, transfer taxes, title insurance, attorney fees, and prep costs.

Do I have to pay the buyer's agent commission?

Since August 2024, no. The NAR settlement ended the automatic obligation. You may choose to offer a concession, offer nothing, or negotiate case-by-case.

What is transfer tax and who pays it?

Transfer tax is a tax on the transfer of real property, typically paid by the seller. Rates range from zero in many states to about 4% in Delaware.

Does the mortgage payoff come out of my proceeds?

Yes. At closing, your lender receives the full payoff amount from escrow before you receive any net proceeds.

Are selling costs tax-deductible?

Selling costs reduce your realized gain for capital gains tax purposes, adding to your adjusted basis and reducing taxable gain above the Section 121 exclusion.

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Estimates for informational purposes only.

Important Disclaimer: Estimates for informational purposes only.

This calculator provides estimates for informational purposes only. Results are based on assumptions and may not reflect actual outcomes. Consult qualified professionals in relevant fields before making important decisions based on these results.

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How It Works

Selling a home involves more costs than just the agent commission. This calculator adds up every seller-side cost - listing agent commission, any buyer-agent concession, seller concessions, transfer taxes, title insurance, attorney fees, prep and staging, and the mortgage payoff - to show your true net proceeds.

Net proceeds = sale price minus all selling costs minus remaining mortgage balance. The effective cost percentage shows what fraction of your gross sale price goes to transaction costs, which typically runs 7-12% when all items are included.

Key Metrics

Listing agent commission: Typically 2.5-3% post-NAR settlement. This is the fee you directly negotiate with your listing agent.

Buyer-agent commission: Now separately negotiated. You may offer 0-2.5% as a concession or leave buyers to pay their own agent.

Transfer tax: Varies dramatically by state - 0% in many states, up to 4% in Delaware. Check your specific state and county.

Title insurance: Owner's policy premium, typically 0.3-0.7% of sale price, paid by seller in most states.

Mortgage payoff: Your remaining principal balance, which is paid from escrow at closing and directly reduces net proceeds.

Tips

Get an estimated payoff statement from your lender before listing - it accounts for accrued interest that the balance shown on your statement does not include.

Prep and staging expenses have a strong ROI - professionally staged homes sell faster and often for more than the cost of staging.

In states with high transfer taxes, factor the tax into your minimum acceptable price.

Since the 2024 NAR settlement, many sellers now offer zero buyer-agent commission upfront and respond to buyer concession requests case-by-case.

Prepayment penalties are rare on most conventional mortgages but can exist on some commercial or non-QM loans - check your note.

FAQ

What are typical total costs to sell a house?

Total selling costs typically run 7-12% of the sale price when you include both agent commissions, transfer taxes, title insurance, attorney fees, closing adjustments, and prep costs. On a $400,000 home, that is $28,000-$48,000 in total costs before the mortgage payoff.

Do I have to pay the buyer's agent commission?

Since August 2024, no. The NAR settlement ended the automatic obligation for sellers to pay the buyer-agent commission. You may choose to offer a concession to cover it, offer nothing, or negotiate case-by-case with each buyer's offer.

What is transfer tax and who pays it?

Transfer tax (also called conveyance tax, documentary stamp, or excise tax) is a tax on the transfer of real property. In most states it is paid by the seller. Rates range from zero in states like Wyoming to about 4% in Delaware. NYC adds its own city-level tax on top of state tax.

Does the mortgage payoff come out of my proceeds?

Yes. At closing, your lender receives the full payoff amount (principal balance plus accrued interest through the closing date) from escrow before you receive any net proceeds. The balance shown on your monthly statement is slightly understated due to daily interest accrual.

Are selling costs tax-deductible?

Selling costs reduce your realized gain for capital gains tax purposes. They add to your adjusted basis, reducing the taxable gain if you are above the Section 121 exclusion ($250,000 single / $500,000 married filing jointly). If you are within the exclusion, the deduction has no practical effect.

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