Cost to Sell a House Calculator
See what you actually keep after commission, closing costs, repairs, and months of carrying the property, then compare it against a cash offer.
What condition is it in?
National median is about 2 to 3 months from listing to closing.
Listing with an agent
90 daysSale price minus every cost of selling
Sale price
$350,000
Agent commission
5.5% of sale price
- $19,250
Seller closing costs
2% (title, escrow, transfer tax)
- $7,000
Pre-sale repairs and prep
Paid before you ever get an offer
- $3,500
Buyer concessions
1% in credits or repairs
- $3,500
Carrying costs
$717/mo for 3 months
- $2,150
You keep
$314,600
Selling to a cash buyer
7 to 14 daysLower offer, but nothing comes back out
Cash offer
78% of market value
$273,000
Agent commission
No agent involved
$0
Seller closing costs
Typically paid by the buyer
$0
Pre-sale repairs and prep
Sold as-is, in any condition
$0
Buyer concessions
No inspection renegotiation
$0
Carrying costs
Closes before the next payment
$0
You keep
$273,000
Listing nets you $41,600 more, and costs you 80 extra days.
That works out to about $520 per day of waiting, and it assumes nothing goes wrong: no price cut, no failed inspection, no buyer financing falling through. You would also need $3,500 upfront for repairs before the first showing.
Total selling costs
$35,400
10.1% of your sale price
Needed upfront
$3,500
Before your first showing
Time to cash
90 vs 10 days
Listing vs cash sale
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Estimates only. Commission, closing costs, and transfer taxes vary by state and by agreement. Cash offers typically land between 70% and 85% of market value depending on condition and location. Use this as a starting point for comparison, not as a substitute for a real offer or advice from a licensed professional.
What Does It Really Cost to Sell a House?
Most sellers think about one number: the price the home sells for. The number that actually matters is what is left after everyone else takes their cut. Between commission, closing costs, repairs, concessions, and the cost of holding the property while it sits on the market, total selling costs usually land between 8% and 12% of the sale price.
On a $350,000 home, that is roughly $28,000 to $42,000 gone before the wire hits your account. The calculator above works as a seller net sheet, breaking that figure into its parts so you can see exactly where it goes and what is left.
Real Estate Agent Commission
Commission is the single largest cost in a traditional sale, averaging 5% to 6% of the sale price and historically split between the listing agent and the buyer agent. It is charged on the full sale price rather than on your equity, which is why it stings most for sellers who still carry a mortgage. Since the 2024 NAR settlement, commission structures are more openly negotiable, so the rate in the calculator is adjustable.
Seller Closing Costs
Separate from commission, sellers typically pay 1% to 3% of the sale price toward:
- Title insurance and title search fees
- Escrow or settlement company fees
- Attorney fees in states that require legal representation at closing
- Transfer taxes and documentary stamp taxes
- Recording fees and prorated property taxes
The Costs Sellers Forget
Commission and closing costs show up on every estimate. These three rarely do, and together they often add another 3% to 6%:
Pre-sale repairs and prep. Paint, flooring, landscaping, and deferred maintenance all come out of pocket before the first showing, months before you see a dollar back.
Carrying costs. Every month the home sits unsold, you pay property taxes, insurance, utilities, and upkeep. Three months of carrying a $350,000 home runs roughly $2,200 on top of any mortgage payment.
Buyer concessions. After inspection, most buyers come back asking for credits or repairs. Budgeting 1% for this is realistic in a balanced market and conservative in a slow one.
Cash Offer vs. Listing: When Each One Wins
Cash buyers offer below market value, generally 70% to 85%, and that discount is real. But they pay no commission, usually cover closing costs, buy the property as-is, and close in one to two weeks instead of two to three months. The gap between the two paths is almost always smaller than the raw offer price suggests, and in some situations it disappears entirely.
A cash sale tends to come out ahead when:
- The home needs significant repairs you cannot or do not want to fund upfront
- You are carrying two properties, or the home sits vacant
- You are facing foreclosure, and every month of delay adds fees
- The property is inherited and multiple heirs are splitting carrying costs
- The home is tenant-occupied and difficult to show
Run your own numbers above, then read the full breakdown in Cash Buyer vs. Realtor or see how cash buyers calculate their offers.
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</script>Frequently Asked Questions
How much does it cost to sell a house?
Most sellers pay between 8% and 12% of the sale price in total costs. Agent commission is the largest piece at roughly 5% to 6%, followed by seller closing costs at 1% to 3%, pre-sale repairs, buyer concessions, and the carrying costs of owning the home while it sits on the market. On a $350,000 home that usually works out to somewhere between $28,000 and $42,000.
What is the average real estate agent commission?
The national average is about 5% to 6% of the sale price, historically split between the listing agent and the buyer agent. Following the 2024 NAR settlement, commission is more openly negotiable than it used to be, and some sellers now pay closer to 4% to 5%. Commission is charged on the full sale price, not on your equity.
What closing costs does the seller pay?
Seller closing costs typically run 1% to 3% of the sale price and commonly include title insurance, escrow or settlement fees, attorney fees in states that require one, transfer or documentary stamp taxes, recording fees, and prorated property taxes. The exact mix varies significantly from state to state.
Do I pay closing costs when I sell to a cash buyer?
Usually not. Most cash home buyers cover closing costs as part of their offer, and there is no agent commission because no agent is involved. That is why a cash offer at 78% of market value can end up closer to a traditional sale than the raw numbers suggest once every fee is accounted for.
How much do cash home buyers pay?
Cash buyers typically offer 70% to 85% of a home current market value, with the exact figure depending on condition, location, and how much work the property needs. They buy as-is and cover closing costs, so the offer you receive is very close to the amount you actually walk away with.
What is a seller net sheet?
A seller net sheet is the estimate of what you walk away with after every cost of selling is subtracted from the sale price. Agents and title companies prepare one before listing, and it typically covers agent commission, seller closing costs, mortgage payoff, prorated property taxes, and any credits given to the buyer. The calculator above is a seller net sheet you can run yourself, with the added step of comparing the result against a cash offer.
Is selling to a cash buyer worth it?
It depends almost entirely on your home condition and how fast you need to close. Run your numbers above: if the total cost of selling comes to 12% or more of your sale price, which is common when a home needs real work, a cash offer at 75% to 80% of market value often lands within a few thousand dollars of what a traditional listing would net, and you get there in about two weeks instead of three months with nothing paid upfront. If the home is move-in ready and you can wait, listing usually still wins on price.
Is it better to sell to a cash buyer or list with an agent?
It depends on your home condition and your timeline. If the home is move-in ready and you can wait two to three months, listing usually nets more. If the home needs significant work, or you need to close quickly because of a job relocation, foreclosure, inheritance, or divorce, a cash sale often nets a similar amount in a fraction of the time with none of the upfront cost.