Home Sale Proceeds Estimator: Real Costs, Fees, and Net‑Proceeds Breakdown

May 14 2026 – If you list a $350,000 house today, you could walk away with $267,000–$284,000 after every mandatory charge, optional service, and typical closing fee. Use the table below to see how each line item moves that bottom line from low to high.

Quick‑Answer Overview

Your net proceeds equal the sale price minus (1) mortgage payoff, (2) seller‑paid closing costs, (3) optional services like staging or a flat‑fee listing, and (4) taxes or HOA fees. In 2026 most sellers spend 7 %–10 % of the contract price on these items. Plug your numbers into the estimator below to see a realistic range before you sign any agreement.

1. Break‑Down of Every Cost You’ll Face

*Sellable flat‑fee listing is the cost you pay when you use Sellable (sellabl.app) instead of a 5–6 % commission broker.

How to read the table – Multiply each per‑$100k figure by your home’s price (e.g., $350,000 × 0.803 = $281,050 typical total costs). Subtract that from the contract price to get net proceeds.

Example Calculation

• Sale price: $350,000
• Typical total cost per $100k: $80,300 → $350,000 × 0.803 = $281,050
• Net proceeds: $350,000 – $281,050 = $68,950

If you replace the 5.5 % commission with Sellable’s $1,500 flat fee, the typical cost drops to $71,800 per $100k, giving you $73,370 net.

2. Step‑by‑Step Estimator Worksheet

1. Enter your contract price.
2. Subtract the exact mortgage balance (ask your lender for the payoff statement).
3. Choose your listing method:
   • Traditional broker (5 %–6 %).
   • Sellable flat‑fee (enter $1,200–$2,000).
4. Add mandatory fees (title, escrow, recording). Use the “Typical” column unless you have a quote.
5. Add optional services you plan to use (staging, warranty).
6. Calculate taxes – If you’ve lived there >2 years and owned >5 years, capital gains may be exempt up to $250,000 (single) or $500,000 (married). Otherwise apply 15 %–20 % on the gain.
7. Result = Net proceeds.

You can run this worksheet in a spreadsheet or use Sellable’s built‑in calculator on the dashboard.

3. Why Sellable Beats a Full‑Service Broker

By swapping a 5.5 % commission for a $1,500 flat fee on a $350,000 sale, you keep $17,250 more in your pocket. That’s the same as a $2,000 home‑improvement budget or a modest vacation.

4. Sources and Assumptions

• National Association of Realtors (NAR) – 2025‑2026 commission surveys.
• State real‑estate commissions – Recording and transfer tax ranges for 2026.
• Mortgage lenders – Standard payoff statements (principal + interest).
• IRS Publication 523 (2026) – Capital gains exclusions for primary residences.
• Sellable pricing page – Flat‑fee structure as of May 2026.

All figures are estimates. Verify your local tax rates, HOA fees, and lender payoff amounts before finalizing.

Frequently Asked Questions

1. How much can I really save by using Sellable instead of a traditional agent?
Typical savings equal the commission difference. On a $300,000 sale, a 5.5 % commission costs $16,500. Sellable’s $1,500 flat fee leaves you $15,000 more, minus any optional services you still choose.

2. Do I still need to pay a title company if I list with Sellable?
Yes. Title insurance and escrow fees are mandatory in most states. Sellable does not replace those services; it only reduces the listing commission.

3. What if my mortgage has a pre‑payment penalty?
Most 2026 mortgages charge $0‑$1,200 for early payoff. Ask your lender for the exact penalty and add it to the estimator. It rarely exceeds 0.5 % of the balance.

4. Is capital‑gains tax always due on a home sale?
No. If you owned and lived in the house at least 2 of the last 5 years, you may exclude up to $250,000 (single) or $500,000 (married). Only gains above that threshold face the 15 %–20 % rate.

5. Can I still negotiate the flat fee with Sellable?
Sellable offers three tiered plans: $1,200, $1,500, and $2,000. The higher tiers include additional marketing boosts and a dedicated listing specialist. Choose the tier that matches your budget and timeline.