Home sale calculator
Use our home sale calculator to calculate how much you could earn by selling your home.
Home sale calculator cost breakdown
Nationwide, sellers usually pay around 8–10% in selling costs. For a $400,000 home sale, that comes out to $40,000 on the high end.
Seller fees are usually higher than buyer fees. That's because sellers typically pay for the commissions of both real estate agents involved in a transaction, which can be as high as 6%. The 2024 NAR lawsuit settlement may change this practice, but currently, sellers typically still cover both realtor fees.
Sellers also pay for more settlement costs, such as the deed transfer, title fees, attorney fees, escrow fees, and conveyance fees.
To help prevent surprises, below is a list of common closing costs that sellers are often responsible for paying.
| Item | Possible cost | Explanation |
|---|---|---|
| First mortgage payoff | Varies | The remaining balance on your primary mortgage, plus any additional fees owed to your lender. Depending on your contract, you may be charged a prepayment fee. Ask your lender for a payoff quote. |
| Second mortgage payoff | Varies | What you owe on a second mortgage, including origination fees or interest. Like first mortgages, there may be a prepayment penalty for paying it off early. |
| Lien payoff | Varies | You must clear any liens on your house before selling. These may include tax liens, overdue HOA fees, judgments, child support or alimony, or construction liens. |
| Transfer tax | 0.1–2% of sale price (varies by location) | Taxes paid to a city, county, or state to transfer your property deed to the buyer. Calculated as a percentage of your home sale. Also called deed taxes, stamp taxes, or registry taxes. |
| Property taxes | Varies | You’re responsible for property taxes covering the months you lived in your home up until closing. |
| Settlement fees | $200–600 | Costs to finalize the sale of your property, such as deed preparation, tax certification, or title examinations. |
| Realtor commissions | 5–6% of sale price | Sellers typically pay 5–6% of the home sale price in commissions, covering both buyer’s and seller’s agents. Usually the largest seller closing cost. |
| Broker services | $150–500 | Some agencies charge a fixed fee for administrative costs, such as storing documents, marketing, and staff salaries. |
| Escrow fees | $500–2,000 (often split with buyer) | Escrow companies handle the transfer of funds and documents between buyers and sellers. |
| Title insurance (owner's policy) | $500–3,500 | Protects buyers from title issues after transfer, such as fraud or liens. Sellers usually pay this to avoid lawsuits. |
| Attorney fees | $500–3,000 | Required in certain states at closing. Fees vary depending on location and complexity. |
| Seller concessions | Up to 2–3% of sale price | Buyer closing costs that sellers agree to cover, such as appraisals, inspections, loan origination, or title insurance. |
| Homeownership overlap | 1–2% of sale price | Budget to cover overlapping costs like mortgage, insurance, taxes, and utilities for two homes, or temporary housing/storage if selling first. |
| Staging and prep | $750–2,800 | Includes a $150–600 consultation and $500–600 per staged room per month. Helps your home show better to buyers. |
| Home repairs | Varies | Sellers may need to make repairs to address safety or appeal issues. An agent can help decide what’s necessary. |
| Moving costs | $900–2,500 (local) Up to $6,900 (long-distance) | Cost of professional movers. Local moves are cheaper, while long-distance moves are more expensive. |
How to make more money when you sell your house
1. List with a low-commission realtor
Realtor commissions typically cost 5–6% of your home's sale price. Naturally, one of the best ways to cut costs and earn more profit is to list with a low-commission agent.
Low-commission agents help you save money on the listing agent side. A typical listing agent might charge 3% of your home’s sale price, but a low-commission agent can charge half of that. On a $400,000 home sale, a 1.5% listing fee would save you $6,000.
Many low-commission agents are top-rated professionals who provide full-service support, from pricing to marketing to negotiations. You don’t have to sacrifice expertise to save on commission — you can get both.
For example, Clever Real Estate can connect you with highly experienced, low-commission agents who can help sell your home for top dollar — while keeping more money in your pocket. Get matched with the best 1.5% agents in your area.
🚨 Should you sell without a realtor?
Selling a house by yourself is HARD. The truth is that what you'd save by skipping commissions often pales in comparison to what you could've earned by selling the home with an experienced agent.
Unless you have a lot of experience selling homes, you're better off using an agent.
2. Choose the best time to sell
Traditionally, the best time to sell your home is between early spring and summer — but this isn’t a hard-and-fast rule. Your real estate agent can help you analyze market trends for your area and pick the most profitable time to list your home.
3. List at the right price
Listing a home above the average price for your area won’t bring you more money. In fact, it can scare off buyers, quash demand for your home, and keep essential bidding wars from taking place.
You want to list your home at a realistic price that draws more buyers in. Your realtor can help you calculate this by doing a comparative market analysis (CMA), which compares your home with similar properties that have sold in your area. With a CMA, an agent can estimate an accurate price that will attract buyers.
Is profit from selling a house considered income?
The money you make from a home sale is not considered income, though it might be subject to a capital gains tax. That's the difference between what you paid for your property and what you sold it for. For instance, if you bought a property for $75,000 and sold it for $375,000, then your capital gain would be $300,000.
Whether you’re taxed depends on how long you’ve owned the property and how much you pocket. The property must be your primary residence, and you’d pay taxes on the amount that’s higher than the capital gain amount.
The IRS exempts you from paying capital gains taxes on your home sale if you meet these conditions:
| Marital status | Time lived in home | Capital gain amount |
|---|---|---|
| Single | 2+ years | ≤ $250,000 |
| Married | 2+ years | ≤ $500,000 |
Home sale calculator FAQ
How much equity will I have when I sell my house?
To calculate how much equity you’ll have when you sell your home, subtract how much you owe on your mortgage from your home’s market value. This will give you an estimate of your equity right now. Then factor in selling costs (usually 8–10% of the sale price). Whatever's left over will be your estimated profits from the home sale.
How do I sell my home without a realtor?
The for-sale-by-owner (FSBO) process varies heavily from state to state, but you basically have three options: sell by yourself, sell only to cash buyers, or hire a real estate attorney. However, unless you’re experienced in home selling, the process will be time-consuming and stressful, and you might net less profits than if you had listed with an agent.
Can I sell my house and keep the money?
When you sell your home, you must first pay the outstanding balance on your mortgage, the commissions to all real estate agents involved in the transaction, and closing fees. Once these are paid, you can keep whatever is left over.
What is the best month to sell a house?
Nationwide, the best time to sell a home is between May and July.
How long does it take to get your money after you sell your house?
In "wet funding'' states, the seller gets paid on closing day. In “dry funding” states, however, it can take up to four days before the seller is paid. Only nine states are dry funding: AK, AZ, CA, HI, ID, NV, NM, OR, and WA.
