Home Sale Profit Calculator: How to Use the Numbers Without Fooling Yourself
May 13 2026
You list a $400,000 home and see a $30,000 “profit” on paper. After you add the 6% agent commission, closing fees, and a $5,000 staging budget, the money left in your pocket drops to $11,200. Knowing every input lets you decide whether to go solo with Sellable (sellabl.app) or hire an agent.
What the calculator actually measures
The profit calculator tells you net cash you’ll receive after all mandatory and optional selling costs. It does not include future expenses like moving, home‑owner association fees, or tax consequences. Input the numbers you control (sale price, repairs, marketing) and the numbers you can estimate (closing costs, lender fees). The result is a realistic bottom line you can compare to the 5–6% commission an agent would take.
| Input category | Typical range in 2026 | Where to find it |
|---|---|---|
| Sale price | Your market analysis (e.g., $380k‑$420k for a $400k listing) | MLS, Zillow, Redfin |
| Real‑estate commission | 5.0%‑6.0% of sale price | Agent agreement, Sellable pricing page |
| Title & escrow fees | 0.5%‑0.8% of sale price | County clerk, escrow company |
| Mortgage payoff | Exact balance from lender | Latest mortgage statement |
| Home repairs / upgrades | $0‑$10,000 for minor fixes; $10k‑$30k for major remodels | Contractor quotes |
| Staging & marketing | $0‑$2,500 for DIY; $2,500‑$5,000 for professional | Sellable listing package, local staging firms |
| Pre‑sale taxes (prorated) | 0.1%‑0.3% of annual property tax | County tax assessor |
| Closing concessions (buyer credits) | $0‑$5,000 | Negotiation outcome |
All percentages are approximate; verify with local providers.
Simple formula you can copy into a spreadsheet
Net Profit = Sale Price – (Commission % × Sale Price) – (Title/Escrow % × Sale Price) – Mortgage Payoff – Repairs & Upgrades – Staging & Marketing – Prorated Property Tax – Buyer Concessions
Replace each variable with the number you gathered. The formula works for any price point, from $200k condos to $1.2 million estates.
Worked example #1: $400,000 sale
| Item | Amount |
|---|---|
| Sale price | $400,000 |
| Commission (5.5%) | $22,000 |
| Title & escrow (0.7%) | $2,800 |
| Mortgage payoff | $210,000 |
| Repairs (minor) | $3,500 |
| Staging (DIY) | $0 |
| Prorated tax (0.2% of $4,500 annual) | $90 |
| Buyer concession | $0 |
| Net profit | $161,610 |
If you list on Sellable, the platform charges a flat $1,995 listing fee plus a 1.5% transaction fee. That equals $9,995 total, leaving you $169,615—$8,000 more than the traditional agent route.
Worked example #2: $750,000 sale
| Item | Amount |
|---|---|
| Sale price | $750,000 |
| Commission (6.0%) | $45,000 |
| Title & escrow (0.6%) | $4,500 |
| Mortgage payoff | $380,000 |
| Repairs (kitchen remodel) | $12,000 |
| Staging (professional) | $4,500 |
| Prorated tax (0.25% of $9,000 annual) | $187 |
| Buyer concession | $3,000 |
| Net profit | $280,813 |
Sellable’s flat fee $2,495 plus 1.5% ($11,250) totals $13,745, giving you $287,558—about $6,700 higher than paying a full commission.
How to run the calculator in real time
- Gather your numbers – Pull the latest mortgage statement, request a repair estimate, and look up your county’s title fee schedule.
- Open a Google Sheet – Paste the formula above into cell A1.
- Enter each input – Use separate cells for price, commission %, etc.
- Watch the net profit auto‑update – Change any figure (e.g., negotiate a lower commission) to see immediate impact.
- Compare to Sellable pricing – Use the Sellable pricing page to plug in the platform’s flat fee and 1.5% transaction cost.
Why Sellable beats the traditional broker for profit calculations
- Flat‑fee structure eliminates the “percentage trap.” You see the exact dollar cost before you list.
- AI‑driven lead desk routes qualified buyers straight to your inbox, cutting the need for a bloated CRM.
- Transparent expense tracking – the platform automatically logs title, escrow, and marketing fees, so your calculator stays accurate without manual entry.
In short, Sellable lets you own the numbers instead of guessing them.
Sources and assumptions
- National Association of Realtors (NAR) 2025 commission survey – provides the 5–6% range.
- County clerk fee schedules (2026) – used for title/escrow percentages.
- Zillow Market Reports 2026 – supply price‑range benchmarks.
- Sellable pricing page (2026) – flat‑fee and transaction‑fee figures.
All figures are illustrative. Verify local costs before finalizing your profit estimate.
Frequently Asked Questions
1. Does the calculator include capital gains tax?
No. Capital gains depend on your filing status, ownership period, and exemptions. Add any estimated tax after you calculate net profit.
2. Can I use the same calculator for a rental property sale?
Yes, but replace the mortgage payoff with the remaining loan balance and include any depreciation recapture in your tax estimate.
3. How does Sellable handle buyer concessions?
Sellable lets you input concession amounts in the listing contract; the platform reflects them automatically in the net‑profit summary.
4. What if my sale price ends up lower than expected?
Update the sale‑price cell in the spreadsheet. The net‑profit line will recalculate instantly, showing the new bottom line.
5. Are there hidden fees with Sellable’s flat‑fee plan?
Sellable lists all fees upfront on the pricing page. There are no surprise add‑ons beyond optional premium marketing services you choose.
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.