Estimate what you'll actually walk away with after agent commissions, closing costs, and your mortgage payoff
About this calculator
Gross equity (the difference between your home's value and your mortgage balance) is not what you pocket when you sell. Selling costs typically consume 6–9% of the sale price before the mortgage is paid off. This calculator walks through every major deduction: listing agent commission, any buyer's agent contribution, other closing costs (title, transfer tax, escrow, attorney fees, recording), and seller concessions or repair credits. The result is your estimated net proceeds: the cash you'd receive at closing.
NAR Settlement note (2024): Rules around buyer's agent compensation have changed. Sellers are no longer required to offer buyer's agent commissions through the MLS. Buyer's agent compensation is now negotiated directly between buyers and their agents. Use the buyer's agent field to model any contribution you've agreed to make — or set it to 0% if the buyer is handling their agent's compensation separately.
Not financial advice. This tool provides estimates only. Actual closing costs vary by state, county, loan type, and negotiated terms. Get a seller's net sheet from a title company or real estate attorney for accurate figures specific to your transaction.
Your Sale Details
Sale price, mortgage balance, and estimated selling costs
$
$
Principal balance remaining — check your mortgage statement
SELLING COSTS
%
%
Optional — set to 0% if buyer handles their own agent's fee
$
Title, transfer tax, escrow, attorney — typically 1–2% of sale price
$
Dollar amount credited to buyer at closing — leave blank if none
Net Proceeds Breakdown
Results update instantly as you adjust inputs
NET PROCEEDS
—
cash at closing
GROSS EQUITY
—
before selling costs
TOTAL SELLING COSTS
—
commissions + closing
COST AS % OF SALE
—
total costs / sale price
ℹ
Enter your sale price and mortgage balance above
The calculator will show a complete breakdown of selling costs and your estimated net proceeds at closing.
CLOSING WATERFALL
Sale Price—
Listing Agent Commission—
Buyer's Agent Contribution—
Other Closing Costs—
Repair Credits / Concessions—
Net After Selling Costs—
Mortgage Payoff—
Net Proceeds—
Closing Costs & What to Expect
What sellers typically pay, how commissions work post-NAR settlement, and capital gains considerations
Selling Costs Explained
Agent Commissions (Post-NAR Settlement)
Before August 2024, sellers were effectively required to offer buyer's agent compensation through the MLS (typically 2.5–3%) in addition to their own agent's commission, for a total of 5–6%. Following the NAR settlement, this is no longer required. Sellers now only need to pay their listing agent. Buyers negotiate their agent's compensation directly. In practice, many sellers still offer a buyer's agent contribution as a concession to attract buyers, but it's now a choice rather than a default. This calculator separates the two to give you full control.
Other Closing Costs (Seller Side)
Sellers typically pay: title insurance (owner's policy, usually 0.3–0.5% of sale price); transfer or excise tax (also called a deed tax or stamp tax, ranging from zero in some states to over 1.5% in others like New York or Washington); escrow or settlement fees (split with buyer or paid fully by seller depending on local custom, typically $500–$2,000); recording fees ($50–$200); HOA transfer or certification fees ($100–$500); and prorated property taxes. Property taxes are prorated at closing based on the portion of the year each party owned the home — in states that pay in arrears, the seller credits the buyer for taxes not yet paid; in states that prepay, the buyer reimburses the seller. In high-tax areas this proration can easily run $2,000–$5,000+. States vary widely — California sellers often pay more in transfer taxes than those in Texas, for example.
Repair Credits and Concessions
After a home inspection, buyers often request either repairs or a credit in lieu of repairs. A credit is applied at closing, reducing your net proceeds dollar-for-dollar. Concessions can also take the form of closing cost credits — sellers agree to contribute toward the buyer's loan costs, reducing the cash the buyer needs at closing. From a seller's perspective, a $5,000 repair credit and a $5,000 closing cost credit have identical financial impact. Enter your estimated total concession amount in the field above.
Mortgage Payoff vs. Statement Balance
Your mortgage payoff amount is slightly higher than the principal balance shown on your statement. The payoff includes all accrued interest through the closing date (often 15–30 days of additional interest), any prepayment penalties if applicable, and recording fees for the reconveyance of the deed of trust. Contact your servicer for an official payoff quote timed to your expected closing date. In this calculator, use your best estimate — the difference from your statement balance is typically small (a few hundred dollars).
Capital Gains Considerations
The Primary Residence Exclusion
If you've owned and lived in your home as your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 of capital gain from federal income tax ($500,000 for married couples filing jointly). Capital gain is calculated as your net sale price minus your adjusted cost basis (original purchase price plus capital improvements). This exclusion can only be used once every two years. This calculator does not model capital gains — consult a tax professional if your gain may exceed these thresholds.
When Capital Gains May Apply
Capital gains on home sales above the exclusion amount are taxed at long-term rates (0%, 15%, or 20% depending on your income) if you've owned the home for more than one year. Short-term gains (held less than one year) are taxed at ordinary income rates. If your home has appreciated significantly — particularly in high-appreciation markets over the past 5–10 years — your gain may exceed the exclusion. Keep records of all capital improvements, as these increase your cost basis and reduce your taxable gain.