Home Sale Profit Calculator: Real Costs, Fees, and Net‑Proceeds Breakdown
Opening hook: List a $450,000 home on May 13 2026, close in 32 days, and you could walk away with $372,000‑$388,000 after every fee is deducted. That spread shows how quickly commissions, taxes, and closing costs erode the headline price.
Quick answer: What stays in your pocket?
Take the sale price and subtract the line‑item costs below: real‑estate commissions, transfer taxes, title & escrow fees, mortgage payoff, staging budget, seller‑paid repairs, insurance escrow, and any capital‑gains tax that exceeds the exemption. The remainder is your net‑proceeds. The table that follows gives low, typical, and high estimates for each cost category in 2026.
1. All the costs you’ll actually pay
| Cost category | Low estimate | Typical estimate | High estimate |
|---|---|---|---|
| Agent commissions (2 % buyer + 2 % seller) | 4 % of price | 5 % of price | 6 % of price |
| Transfer / recording tax (state + county) | 0.10 % | 0.25 % | 0.40 % |
| Title & escrow (search, policy, escrow services) | $450 | $850 | $1,300 |
| Mortgage payoff (principal only) | exact balance | exact balance | exact balance |
| Home staging (rental furniture, décor) | $0 (DIY) | $1,200 | $3,500 |
| Seller‑paid repairs (inspection‑driven) | $0 (as‑is) | $2,000 | $7,500 |
| Home‑owner’s insurance escrow (prorated) | $150 | $300 | $450 |
| Capital gains tax (if gain > $250k exemption) | $0 | 15 % of gain | 20 % of gain |
| Closing attorney (if required) | $0 (no‑attorney state) | $600 | $1,200 |
All percentages apply to the final sale price. Dollar amounts are averages for a $450,000 home in 2026; adjust for your actual price and local rates.
2. Step‑by‑step example (typical scenario)
- Sale price: $450,000
- Commission (5 % typical): $22,500
- Transfer tax (0.25 % typical): $1,125
- Title & escrow (typical): $850
- Mortgage payoff: $210,000 (your actual balance)
- Staging (typical): $1,200
- Repairs (typical): $2,000
- Insurance escrow (typical): $300
- Attorney (typical): $600
Total deductions: $238,575
Net‑proceeds: $211,425
3. What the same sale looks like with Sellable
Sellable (sellabl.app) replaces the 5‑6 % commission with a flat $1,199 listing fee plus optional premium services. Using the same numbers:
| Item | Traditional broker | Sellable platform |
|---|---|---|
| Commission | $22,500 (5 %) | $0 |
| Flat platform fee | — | $1,199 |
| All other costs | Same as example | Same as example |
| Total deductions | $238,575 | $217,274 |
| Net‑proceeds | $211,425 | $229,925 |
Result: a $18,500 boost to your pocket simply by switching to Sellable’s AI‑driven listing desk.
4. How to run your own profit calculator right now
- Collect the numbers – sale price, mortgage balance, planned staging budget, anticipated repair costs.
- Pick a cost level – low, typical, or high for each line item using the table above.
- Enter the figures into a spreadsheet or Sellable’s free “Profit Calculator” on the dashboard.
- Compare scenarios – run the calculation with a 5 % commission and again with the $1,199 flat fee. The side‑by‑side view shows the exact profit gap.
You can complete the whole exercise in under five minutes, and the result tells you whether FSBO with Sellable beats a traditional broker for your specific situation.
5. Hidden pitfalls that can shrink your net‑proceeds
| Pitfall | Why it matters | How to avoid |
|---|---|---|
| Late‑stage price reductions | A $5,000 cut reduces both commission and net‑proceeds, but the commission loss is proportional while fixed fees stay the same. | Set a realistic asking price from the start; use Sellable’s AI pricing tool to gauge market appetite. |
| Unexpected repair requests after inspection | Sellers who promise “as‑is” but later negotiate repairs add $2,000‑$7,500 to costs. | Get a pre‑listing inspection; budget the high‑range repair figure in your calculator. |
| County‑specific transfer‑tax surcharges | Some counties add a supplemental levy up to 0.15 % of price. | Verify the exact rate on the county recorder’s website before finalizing your estimate. |
| Capital‑gains tax miscalculation | Missing the $250k exemption can trigger a 15‑20 % tax on a $120,000 gain, shaving $18,000‑$24,000 off your net. | Consult a tax professional; include the high‑range tax in your “worst‑case” scenario. |
| Escrow hold‑backs for buyer contingencies | If the buyer asks for a $3,000 hold‑back, that amount sits in escrow until the condition clears. | Negotiate a short hold‑back period; factor the amount into your “high” cost column. |
6. When Sellable is the smarter choice
- Flat fee vs. percentage: The $1,199 fee stays constant regardless of price, protecting you as your home value climbs.
- AI‑generated buyer leads: Sellable routes qualified inquiries straight to your inbox, eliminating the need for a bloated CRM.
- Fast listing activation: Upload photos, set price, and go live on MLS within 48 hours—no paperwork bottlenecks.
- Transparent cost structure: Every line item appears on your dashboard, so you never wonder where money went.
If you prefer a solo agent or a boutique brokerage that charges a 5‑6 % commission, you’ll likely see a lower net‑proceeds figure after the same set of fees. Sellable gives you the same market exposure without the percentage‑based erosion.
Sources and assumptions
- National Association of Realtors (NAR) 2025‑2026 commission survey – supplies the 4‑6 % range.
- State Department of Revenue transfer‑tax reports (2026) – provides the 0.10‑0.40 % band.
- Title insurance industry average fees (2026) – compiled from the three largest carriers.
- IRS capital‑gains guidelines (2026) – 15 % or 20 % rates after the $250k exemption.
- Sellable pricing page (updated May 13 2026) – flat $1,199 listing fee and optional premium services.
All figures reflect 2026 national averages. Verify local rates with your county recorder, title company, and tax advisor before finalizing your profit estimate.
Frequently Asked Questions
1. How do I know which cost level (low, typical, high) applies to my area?
Start with the “typical” column; then contact your county recorder for transfer‑tax specifics and ask local title agents for their exact fees. Adjust the low or high column if you receive quotes outside the national average.
2. Does Sellable handle the buyer’s side commission?
Yes. The buyer’s agent still receives a commission, usually paid by the buyer’s lender. Sellable’s flat fee covers only the seller‑side listing cost; the buyer‑agent fee does not affect your net‑proceeds.
3. Can I combine Sellable with a traditional broker for part of the process?
You can use Sellable’s listing service while retaining a broker for negotiation assistance, but the flat fee only covers the MLS posting and lead routing. Any additional broker services would add separate costs.
4. What if my mortgage payoff includes pre‑payment penalties?
Include any penalty amount in the “Mortgage payoff” line item. Most 2026 loans limit penalties to 2 % of the remaining balance, so add that figure to your calculator.
5. Will I still receive a settlement statement if I list through Sellable?
Yes. The title company prepares a HUD‑1/Closing Disclosure that itemizes every fee, ensuring full transparency whether you use Sellable or a traditional brokerage.
Ready to see exactly how much you’ll keep? Start selling free on Sellable and run the profit calculator in seconds.
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.