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.
A home sale proceeds calculator shows you exactly how much money you will walk away with after selling your home — after deducting real estate agent commissions, seller closing costs, mortgage payoff, and any applicable capital gains taxes. Most sellers are surprised by how much the total costs reduce their net proceeds: commissions alone are typically 5–6% of the sale price, and total seller costs routinely run 8–10% before mortgage payoff. This calculator provides a complete net proceeds estimate so there are no surprises at closing.
Formula:
Net Proceeds = Sale Price − Agent Commission − Seller Closing Costs − Mortgage Payoff − Capital Gains TaxAgent commission is typically 5–6% of sale price. Seller closing costs include transfer taxes, title insurance, escrow fees, and pre-sale repairs/staging (typically 1–3% combined). Capital gains tax applies only to gains above the $250,000 single/$500,000 married primary residence exclusion — most sellers owe nothing in federal capital gains.
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Enter your expected sale price
- 2
Enter your original purchase price and any capital improvements added since purchase
- 3
Enter your remaining mortgage balance to be paid off at closing
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Set your agent commission rate (negotiate — typical range is 4.5–6%)
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Enter estimated pre-sale repair and staging costs
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Select your filing status to apply the correct capital gains exclusion ($250k single / $500k married)
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Toggle capital gains tax on or off based on your eligibility for the primary residence exclusion
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Review the full cost breakdown table and pie chart
- Sellers routinely underestimate total costs by 2–5% — for a $500,000 home, that is $10,000–$25,000 in unexpected reductions to proceeds
- Real estate agent commission is the single largest cost — even a 0.5% reduction on a $400,000 sale saves $2,000
- The $250,000/$500,000 capital gains exclusion means most primary residence sellers owe zero federal capital gains tax
- Knowing your net proceeds is essential for planning your next home purchase down payment
- Understanding your annualized home appreciation helps you evaluate real estate as an investment vs. alternatives
- Planning how much of your sale proceeds to put toward a new home purchase
- Evaluating whether you have enough equity to sell after accounting for all costs
- Estimating capital gains tax liability for a rental property or second home sale
- Negotiating with your real estate agent by understanding the dollar impact of different commission rates
- Planning a move-up purchase that depends on a minimum net proceeds amount
- Comparing the financial outcome of selling now vs. waiting for additional appreciation
- •Your breakeven sale price is: Mortgage Balance + Agent Commission + Closing Costs. Know this number before listing to avoid being forced into a short sale.
- •Staging typically costs $1,000–$5,000 but can increase sale price by 5–15% in competitive markets — factor it in as a strategic cost, not just an expense.
- •If your gain exceeds the exclusion, the excess is taxed at favorable long-term capital gains rates (typically 15%) — not ordinary income rates.
- •For rental properties and second homes, the primary residence exclusion does NOT apply — consult a tax advisor before selling.
Closing Costs Calculator
Detailed breakdown of all buyer and seller closing costs by state.
Try Calculator →Mortgage Refinance Calculator
Evaluate refinancing vs. selling with your current equity position.
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Try Calculator →Home Affordability Calculator
Calculate how much home you can afford with your sale proceeds as a down payment.
Try Calculator →Have questions about using this calculator? Check out our financial guides or contact us for help.
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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.