What you'll actually walk away with after commissions, fees and the mortgage payoff
| Line | Amount |
|---|
| Sale price vs. expected | Sale price | Total selling costs | Net proceeds |
|---|
Sellers anchor on the listing price; the settlement statement tells a humbler story. Between commissions, title work, transfer taxes, prorations, the repairs the inspection extracted, and the mortgage payoff, the typical seller's costs run 8–10% of the sale price — before packing a single box. This estimator reproduces the settlement statement in advance, so your walk-away number is a plan and not a closing-table discovery.
| Cost | Typical size | Notes |
|---|---|---|
| Agent commissions | 5–6% traditionally; increasingly negotiable | Post-2024 rules decoupled buyer-agent pay — everything is negotiable now |
| Title, escrow & settlement | 0.3–0.6% + flat fees | Who pays (buyer/seller) varies by state custom |
| Transfer taxes | 0–2%+ by state/county | The big swing item between states |
| Property tax proration | Your owned-but-unpaid months | Credited to the buyer at closing |
| Repairs, staging, concessions | $3,000–$15,000 realistic | The inspection negotiation lives here |
| Mortgage payoff | Balance + accrued interest + fees | Always request an official payoff quote — it exceeds the statement balance |
On a $420,000 sale, each half-percent of commission is $2,100. Since the 2024 industry settlement, listing agreements must negotiate the buyer-agent's compensation explicitly rather than assuming it — sellers now commonly pay 4.5–5.5% total, and sometimes less with flat-fee or discount models. The right conversation isn't "will you cut your rate" but "what marketing, pricing strategy and negotiation record justify it" — measured against the alternatives. Run scenarios with the Commission Calculator.
Capital gains on a primary residence get the Section 121 exclusion: $250,000 of gain tax-free ($500,000 married filing jointly) if you owned and lived in the home 2 of the last 5 years. Most sellers owe nothing. Gains beyond the exclusion, or investment properties, are taxed as capital gains — the Capital Gains Tax Calculator handles those cases. Keep records of capital improvements; they raise your basis and shrink any taxable gain.
Net proceeds arrive by wire 0–2 days after closing. If you're buying your next home with them, that timing drives everything — simultaneous closings, rent-backs, or a bridge loan (see the Bridge Loan Estimator) are the standard tools. Your escrow balance and any insurance refund arrive separately, a few weeks later.
8–10% of the sale price in most states once commission (~5–6%), closing fees (~1–2%) and prep/concessions (~1–2%) stack up. High-transfer-tax states run higher — the estimator's state selector captures the spread.
No — the payoff adds accrued interest since your last payment plus small processing fees, typically a few hundred to over a thousand dollars more. Request the official payoff quote from your servicer; this estimator treats your entry as that figure.
It's negotiable per the 2024 rules: many sellers still offer buyer-agent compensation to widen the buyer pool, some don't. Whatever you agree to lands in the commission line here.
Usually no for a primary residence — the $250k/$500k Section 121 exclusion covers most gains. Investment properties, short ownership, or gains above the exclusion are taxable; keep improvement receipts to raise your basis.
If the payoff plus costs exceed the price, you either bring cash to closing or pursue a short sale with lender approval. The estimator flags this automatically — better to know before listing.
Cleaning, paint and curb appeal almost always return more than they cost; major renovations usually don't at sale time. Run any big project through the Renovation ROI Calculator before spending with a sale in mind.
Yes — sale figures are computed locally in your browser and never transmitted.
List with the walk-away number in hand and every negotiation gets easier — you'll know instantly what a price cut, a repair credit or a commission point actually does to your check. The settlement statement should confirm your math, not deliver news.