Seller Net Proceeds Calculator
Work out what you actually walk away with after commission, closing costs, repairs and paying off the mortgage.
Your details
Commission
Since the 2024 NAR settlement this is negotiated separately and is no longer automatically your cost.
Closing costs
Credits towards the buyer's costs, often used in place of a price reduction.
Gain
Used to show your gross gain. Add capital improvements to get a true cost basis.
This calculator runs entirely on your device. Nothing you enter is uploaded, stored, or sold. How this works
Net proceeds
$198,850
7.8% of the sale price goes to costs
Includes your inputs, the full breakdown, and every row of the table.
Total selling costs
$41,150
Mortgage payoff
$285,000
Equity before costs
$240,000
Gross gain over purchase
$165,000
- Sale price
- $525,000
- Commissions
- −$26,250
- Closing and transfer costs
- −$6,300
- Concessions, repairs, tax and moving
- −$8,600
- Total costs to sell
- −$41,150
- Loan payoff
- −$285,000
- Net proceeds
- $198,850
| Line | Amount | % of price |
|---|---|---|
| Sale price | $525,000 | — |
| Listing commission (2.50%) | −$13,125 | 2.50% |
| Buyer agent commission (2.50%) | −$13,125 | 2.50% |
| Title, escrow and transfer (1.20%) | −$6,300 | 1.20% |
| Repairs and prep | −$4,000 | 0.76% |
| Prorated property tax | −$2,100 | 0.40% |
| Moving costs | −$2,500 | 0.48% |
| Mortgage payoff | −$285,000 | 54.3% |
| Net proceeds to you | $198,850 | 37.9% |
What this means
- You would walk away with $198,850, which is 83% of your gross equity. Selling costs consume the rest.
- Commission is no longer a single package. Following the 2024 NAR settlement, buyer agent compensation is negotiated separately and is not automatically the seller's obligation — treat that field as a live negotiation, not a fixed cost.
- If this was your primary residence for two of the last five years, gain up to $250,000 filing single or $500,000 filing jointly is generally excluded from capital gains tax.
How the seller net proceeds calculation works
The gap between a sale price and what lands in your account is consistently larger than sellers expect, and it is almost entirely made up of predictable line items. Between commission, title and escrow, transfer taxes, repairs demanded after inspection, and prorated property tax, eight to ten percent of the sale price is a realistic total in most markets. On a five hundred thousand dollar home that is forty to fifty thousand dollars that never reaches you.
Commission is the largest single component and, since the National Association of Realtors settlement took effect in August 2024, the most negotiable it has ever been. Buyer agent compensation is no longer published in the MLS and is no longer automatically paid by the seller — it is now a term of the offer. In practice many sellers still pay it because a buyer who must fund their own agent has less to offer on price, but it is a negotiation rather than a fixed cost, and treating it as one is worth real money.
The items sellers most often forget are the smaller ones that arrive late. Prorated property tax covers your share of the year up to closing and can be substantial in high-tax jurisdictions. Post-inspection repair credits are effectively price reductions that appear after you have mentally banked the offer. Concessions towards the buyer's closing costs do the same. Building all of these into the estimate before you list means the number at closing is not a surprise.
Frequently asked questions
How much does it cost to sell a house?
Typically eight to ten percent of the sale price once commission, title and escrow, transfer taxes, repairs and moving are all counted. Commission is the largest piece; transfer taxes vary enormously by jurisdiction and can add a percent or more in some cities.
Do I still have to pay the buyer's agent?
Not automatically, not since the 2024 NAR settlement. It is now negotiated as part of the offer rather than published upfront. Many sellers still contribute, because a buyer funding their own agent has less money for the purchase price, but it is genuinely a negotiation now.
Will I owe capital gains tax on the sale?
Often not. If the property was your primary residence for two of the previous five years, you can generally exclude up to $250,000 of gain filing single or $500,000 filing jointly. Gain above that, and gains on investment property, are taxable — and capital improvements increase your basis, which reduces the taxable amount.
What if I owe more than the house is worth?
You would need to bring the shortfall to closing. If that is not possible, the alternatives are a short sale requiring lender approval, or staying put until the balance falls enough. Either way, contacting your lender early gives you more options than waiting does.
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Disclaimer. This calculator is provided for general information and educational purposes only and does not constitute financial, tax, legal, medical, or engineering advice. Results are estimates based on the inputs you provide and the assumptions described above. Confirm any figure with a qualified professional before acting on it.