Home Sale Proceeds Calculator
Know exactly how much money you will walk away with after selling your home — after agent commissions, closing costs, mortgage payoff, and capital gains tax.
$450,000
−$232,750
$217,250
6.1%/yr
| Sale Price | $450,000 |
| Agent Commission (5.5%) | −$24,750 |
| Transfer Tax (est.) | −$450 |
| Title Insurance (est.) | −$1,350 |
| Escrow/Attorney Fees (est.) | −$1,200 |
| Repairs & Staging | −$5,000 |
| Mortgage Payoff | −$200,000 |
| Net Proceeds | $217,250 |
Your gain of $117,250 is below the $250,000 exclusion — no federal capital gains tax applies.
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Frequently Asked Questions
What costs does the seller pay when selling a house?
The biggest cost is usually the real estate agent commission — typically 5–6% of the sale price, split between buyer's and seller's agents. On top of that, sellers typically pay transfer taxes (varies by state), title insurance, escrow/attorney fees, and any agreed-upon repairs or concessions. Total seller closing costs typically run 8–10% of the sale price when you include the commission.
Do I owe capital gains tax when I sell my house?
Most sellers owe nothing. The IRS allows a capital gains exclusion of $250,000 for single filers and $500,000 for married couples filing jointly — as long as you owned the home and used it as your primary residence for at least 2 of the past 5 years. If your gain exceeds the exclusion, the excess is taxed at long-term capital gains rates (0%, 15%, or 20% depending on income).
What is included in the cost basis of my home?
Your cost basis starts at what you paid for the home (purchase price). You can add the cost of capital improvements — a new roof, an addition, kitchen remodel, new HVAC — to your basis, which reduces your taxable gain. Routine repairs and maintenance don't count. Keep records of all improvements.
Can I negotiate the real estate agent commission?
Yes, commissions are always negotiable. A 2024 NAR settlement changed how buyer agent commissions work — sellers are no longer required to offer buyer's agent compensation through the MLS. This gives sellers more flexibility. Some sellers work with discount brokers or flat-fee agents to reduce costs significantly.
What happens if I owe more than the home is worth?
If your remaining mortgage balance exceeds the sale price minus closing costs, you're underwater. You'd need to bring cash to closing to pay off the mortgage, negotiate a short sale with your lender (which affects credit), or wait until you have more equity. Use the calculator to see your breakeven sale price.