Estimate your net proceeds from a home sale after all costs and fees
Most sellers are surprised to learn that closing costs typically consume 8–10% of the sale price. The single largest line item is usually agent commission — traditionally 5–6% split between the listing and buyer's agents. However, since the 2024 NAR settlement, buyer's agent compensation is now fully negotiable, meaning sellers may be able to reduce total commission.
Transfer taxes vary dramatically by state. Pennsylvania and Delaware charge over 1%, while Texas and Florida charge nothing. Title insurance protects your buyer and their lender; as the seller you typically pay only for the owner's policy in many states. Seller concessions — credits offered to the buyer at closing — directly reduce your net but can help close deals when buyers are short on cash.
Timing matters too. Selling in spring typically yields higher prices but more competition. If you're a landlord selling a tenant-occupied property, factor in the cost of coordinating showings and potentially offering early lease termination incentives.
This calculator provides a solid estimate, but your actual proceeds will depend on your specific title company, local transfer tax rates, and any negotiated credits. Get a formal net sheet from your agent or closing attorney before listing.
Yes — since the 2024 NAR settlement, sellers are no longer required to offer buyer's agent compensation. However, offering a competitive buyer's agent fee can attract more offers. Many sellers are now offering 2–2.5% to buyer's agents.
Seller concessions are credits paid at closing to the buyer — often to cover their closing costs. A buyer may offer a higher purchase price in exchange for $10,000 in concessions. The net effect on your proceeds may be neutral or slightly negative depending on the lender's limits.
If the home was your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 in gains ($500,000 if married filing jointly). Rental properties don't qualify for this exclusion and may be subject to depreciation recapture.
A negative net sheet means you'd owe money at closing — a 'short sale' situation. You'd need lender approval to sell for less than the mortgage balance. Talk to a real estate attorney before proceeding.
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