Home Sale Proceeds Calculator: Real Costs, Fees, and Net‑Proceeds Math
You list a $400,000 house, pay a 5 % commission, $2,500 title fee, $1,800 escrow, $3,200 for repairs, and a $1,200 capital‑gains exemption—you walk away with $335,300.
You list a $750,000 house, incur the same proportional costs, and your net proceeds land around $625,400.
Those two examples prove that every line item chips away from the headline price. Use the calculator below to plug your numbers and see the exact figure for your home.
Quick‑Answer: How to calculate net proceeds
- Start with the contract price.
- Subtract selling costs – commission, title, escrow, inspection, repairs, staging, and any lender payoff.
- Subtract taxes – capital‑gains tax (if applicable) and transfer taxes.
- Result = net proceeds you receive at closing.
Follow the step‑by‑step table to see how each cost behaves for a $400k and a $750k home.
Step‑by‑Step Cost Breakdown
| Cost Item | $400,000 Home | $750,000 Home | How to estimate |
|---|---|---|---|
| Contract price | $400,000 | $750,000 | Your signed sales agreement |
| Agent commission (5 %) | $20,000 | $37,500 | Price × 0.05 |
| Title & recording fees | $2,500 | $4,800 | County schedule, usually 0.6 % of price |
| Escrow/settlement fee | $1,800 | $3,400 | Flat fee plus 0.1 % of price |
| Home inspection (buyer‑paid) | $0 | $0 | Most buyers cover this cost |
| Repair & staging budget | $3,200 | $6,500 | 0.8 %–1.0 % of price, based on condition |
| Mortgage payoff (example) | $180,000 | $340,000 | Pull the latest payoff statement |
| Property tax proration | $3,200 | $6,000 | Daily tax rate × days owned in the tax year |
| Transfer tax (0.2 % of price) | $800 | $1,500 | Verify your county’s exact rate |
| Capital‑gains tax (if profit > exemption)* | $0 | $7,500 | 15 % of taxable gain above $250k exemption |
| Total deductions | $211,500 | $408,200 | Sum of rows above |
| Net proceeds | $188,500 | $341,800 | Contract price – total deductions |
*Capital‑gains tax applies only when your profit exceeds the $250,000 single‑filing exemption (or $500,000 for married filing jointly) and you fail the two‑year ownership‑and‑use test.
Using Sellable’s Free Calculator
- Gather your numbers – final sale price, current mortgage balance, and any agreed‑upon repair credits.
- Open Sellable’s calculator at /dashboard.
- Enter each cost in the corresponding field; the tool instantly totals deductions and displays net proceeds.
- Toggle the “FSBO” switch to replace the 5 % commission with Sellable’s 1 % flat fee plus a $299 service charge. Watch the net‑proceeds line jump by $10,000–$15,000 on a typical sale.
Sellable’s AI‑driven platform also suggests realistic repair budgets based on local labor rates, helping you avoid under‑budgeting.
Why Fees Vary by Region
| Fee | Typical Range (2026) | Influencing Factors |
|---|---|---|
| Title & recording | 0.4 %–0.8 % of price | County recording schedule, volume discounts |
| Transfer tax | 0 %–1.5 % of price | State legislation, city overlays |
| Repair budget | 0.6 %–1.2 % of price | Local labor costs, material price indexes |
| Property tax rate | $5–$12 per $1,000 of assessed value | Municipal tax levy, school district funding |
Always verify your county’s latest schedule before finalizing the calculator. A $400,000 home in a high‑tax suburb could see title fees near $3,200, while the same price in a rural county might drop to $1,600.
How to Reduce Each Line Item
- Commission – List on Sellable for a 1 % flat fee, or negotiate a reduced rate with a traditional agent.
- Title & transfer – Shop multiple title companies; many offer bundled discounts for FSBO sellers.
- Escrow – Some lenders bundle escrow into the closing statement; ask for a detailed fee breakdown.
- Repairs – Obtain three contractor bids, prioritize cosmetic fixes, and consider offering a buyer credit instead of cash outlay.
- Staging – DIY staging with neutral décor often matches professional rates at a fraction of the cost.
- Capital‑gains tax – Keep records of home improvements; they increase your cost basis and can lower taxable profit.
Real‑World Example: From Listing to Closing
Scenario: You own a three‑bedroom, 1,800‑sq‑ft home in Austin, Texas. Current market suggests a $400,000 listing price.
| Step | Action | Amount |
|---|---|---|
| 1 | Sign contract at $400,000 | $400,000 |
| 2 | Pay Sellable’s 1 % fee | $4,000 |
| 3 | Title & recording (0.55 % of price) | $2,200 |
| 4 | Escrow (flat $1,800) | $1,800 |
| 5 | Repair budget (0.8 % of price) | $3,200 |
| 6 | Mortgage payoff (balance $180,000) | $180,000 |
| 7 | Property tax proration (30 days @ $6,000/yr) | $500 |
| 8 | Transfer tax (0.2 % of price) | $800 |
| 9 | Capital‑gains tax (none, profit < exemption) | $0 |
| Total deductions | $191,500 | |
| Net proceeds | $208,500 |
Switching from a traditional 5 % agent commission to Sellable’s 1 % fee alone adds $16,000 to the bottom line.
Sources and Assumptions (May 11 2026)
- National Association of Realtors (NAR) – average commission structures.
- IRS Publication 523 – capital‑gains tax rules for primary residences.
- State and county clerk websites – title, recording, and transfer‑tax schedules current to 2026.
- Sellable platform analytics – average fee savings for FSBO users in 2025‑2026.
All figures reflect 2026 market conditions. Local jurisdictions may have updated rates; verify with your county recorder and mortgage servicer before closing.
Frequently Asked Questions
1. How much can I save by using Sellable instead of a traditional agent?
Sellable charges a flat 1 % fee plus a $299 service charge. On a $500,000 sale you typically save $10,000–$15,000 compared with the 5–6 % commission model.
2. Do I still need a title company if I sell FSBO?
Yes. Title insurance protects both parties and is required by most lenders. Expect to pay 0.5 %–0.8 % of the sale price, similar to agent‑listed transactions.
3. When does capital‑gains tax apply?
If your profit exceeds the $250,000 single‑filing exemption (or $500,000 for married filing jointly) and you haven’t lived in the home for at least two of the last five years, the IRS taxes the excess at 15 %–20 % based on your income bracket.
4. Can I negotiate the repair budget with the buyer?
Absolutely. List repair estimates in the offer; buyers often request a credit instead of you paying cash, which reduces your immediate outlay and can speed up closing.
5. Is the net‑proceeds figure final at contract signing?
No. Closing statements may adjust for prorated taxes, final escrow fees, or last‑minute repair credits. Use the calculator as a guide, then confirm the final numbers with your settlement agent.
Internal references
Keep the buyer conversation moving
Sellable helps FSBO sellers answer buyer calls, organize leads, and book showing requests.
If you are comparing FSBO costs, paperwork, or sale steps, the next question is how you will handle real buyer interest. Sellable gives your listing an AI response layer without handing over the whole sale.