How Much Does It Actually Cost to Sell a House?

"What will I actually walk away with?" is the first question almost every seller asks, and it's the right one. Here's every line item that typically comes out of your sale price before you see a dollar.

Agent commission

Commission is negotiable and varies by market, but it's typically the largest cost in a sale. This pays for marketing, negotiation, transaction coordination, and access to the buyer pool through the local MLS.

Prepping the home for sale

Minor repairs: fixing the things a home inspector would flag anyway
Deep cleaning and decluttering: consistently one of the highest-return, lowest-cost improvements
Staging: ranges from a consultation to full furniture rental depending on the home
Professional photography: non-negotiable in a market where buyers decide whether to tour a home based on photos alone

Closing costs

Sellers typically cover title insurance, transfer taxes, prorated property taxes, and a portion of escrow fees. These vary significantly by state and county.

Buyer concessions

In some markets, sellers cover part of the buyer's closing costs or offer a credit toward repairs identified during inspection. This is a negotiation lever, not a guaranteed cost, and your agent should help you decide when it makes sense.

Your remaining mortgage balance

Don't forget this one. Your net proceeds are calculated after paying off whatever you still owe on the home, including any home equity loans or lines of credit.

A simple way to estimate your net proceeds

Start with your expected sale price
Subtract your remaining mortgage balance
Subtract estimated commission
Subtract estimated closing costs (2–4% of sale price is a reasonable placeholder)
Subtract any repairs or concessions you expect to make

The result is a rough estimate of what lands in your pocket, and it's usually smaller than sellers expect on their first calculation.

Want an actual number, not an estimate? Contact me for a free, no-obligation home valuation and a real net-proceeds worksheet based on your specific property. Or start with the full Seller's Guide to see the entire process from prep to closing.