How Much Will It Cost Me to Sell My House?
Selling your house will likely cost you about 8–10% of the sale price, plus your mortgage payoff—but once you see the numbers broken out, you’ll know exactly what you’ll walk away with. On a $600K sale with $300K left on your loan, you can expect roughly $240K–$288K net after everything is paid from your proceeds.
How much will it cost me to sell my house?
Most sellers hear “8–10%” and assume it’s just agent commission, but the real picture includes four main buckets: agent commissions, closing costs, taxes and transfer fees, and your mortgage plus other liens. The cleanest way to see your bottom line is a custom net sheet—no guesswork, just math.
1. Agent commissions (the biggest line item)
Agent commissions are usually the largest single cost:
- Typical total: 5–6% of sale price, split roughly between the listing agent and the buyer’s agent.
- Example on a $600K sale at 5.5%:
- $33,000 in commission
A few realities to keep in mind:
- Commissions are negotiable, not fixed.
- After recent NAR‑related changes, many markets now see 4.5–5.5% structures, especially where service is clearly defined.
- You can sometimes “shop” the right balance of pricing, service, and marketing, not just the lowest percent.
2. Seller closing costs (1–3% of sale price)
These are the fees to transfer title and close the deal:
| Item | Typical range | $600K example |
|---|---|---|
| Escrow / settlement fee | $500–$1,500 | $1,000 |
| Title insurance (owner’s policy) | $1,000–$2,500 | $1,800 |
| Recording fees | $100–$300 | $200 |
| Courier / wire fees | $50–$200 | $100 |
| Total | About 1–3% of sale price | $9,000 |
These costs are standard, but your settlement statement can vary slightly depending on your title company and county.
3. Taxes, transfer fees, and prorations (Washington‑specific)
In Washington, sellers usually handle:
| Item | Who typically pays | $600K example |
|---|---|---|
| Real Estate Excise Tax (REET) | Seller | 1.28% ≈ $7,680 |
| Prorated property taxes | Seller (up to closing date) | Around $2,000 (varies) |
| HOA transfer fee (if applicable) | Seller | $200–$500 |
Together, taxes and transfer‑type fees can total roughly $10,000 or about 1.7% of a $600K sale. These are paid directly from your proceeds at closing.
4. Mortgage payoff and other liens
Whatever you still owe on your mortgage is paid from your sale first, before you get a dime.
- Example: $300K loan balance on a $600K sale = $300K subtracted from proceeds.
- Any other liens—property taxes, judgments, contractor (mechanic’s) liens, or HOA‑related dues—also come out here.
Once all secured debts and liens are satisfied, the remaining balance becomes your net proceeds.
5. Your net sheet example ($600K sale)
Here’s a clear breakdown of what happens at a $600K sale with typical numbers:
- Sale price: $600,000
- − Agent commissions (5.5%): −$33,000
- − Closing costs (~1.5%): −$9,000
- − Taxes / transfer fees: −$10,000
- − Mortgage payoff: −$300,000
- = Net proceeds: $248,000
If you raise the price just $50K to $650K (same costs and payoff), your net jumps to about $303K—another $55K in your pocket.
Drop the price to $575K, and your net falls to roughly $193K, a $55K loss.
6. What this means for your decision
Here’s how net proceeds usually shake out in different situations:
| Situation | Likely net as % of sale | Typical timeline to close |
|---|---|---|
| Strong equity, good condition | 40–50% of sale price | 30–60 days |
| Light distress, motivated seller | 30–40% of sale price | 45–90 days |
| Heavy distress or foreclosure + cash buyer | 20–30% of sale price | 7–30 days |
Before listing, ask for a custom net sheet that includes:
- Your exact mortgage payoff
- Local REET and tax rates
- Three price scenarios (low, base, high)
- Any pre‑listing repair estimates
7. Five ways to reduce your selling costs
You can’t erase all costs, but you can trim them intentionally:
- Negotiate commission – Especially if you have strong equity and a clean, attractive home.
- Price realistically – Overpricing leads to longer days on market (DOM) and higher carrying costs.
- Offer a buyer‑agent bonus – Sometimes more effective than a price cut and can be tax‑deductible for you.
- Sell staging or appliances – If you buy staging furniture or appliances upfront, selling them later recoups some out‑of‑pocket costs.
- Consider a cash buyer – In some structures, buyer‑agent commission can be adjusted or eliminated, depending on how the deal is structured.
The Bottom Line
- Selling typically costs about 8–10% of sale price in commissions, fees, and taxes, plus your mortgage payoff.
- Your net proceeds = Sale price − All costs and liens.
- The most powerful tool you have is a custom net sheet that shows you, in your own numbers, what different sale prices mean for your wallet.
“When you ask ‘How much will it cost me?’, you deserve more than a percentage. You deserve to see every line item—your payoff, commissions, taxes, and fees—so you know exactly what you’ll walk away with before we ever hit the market.”