Enter your sale price, remaining mortgage, agent commissions, and every closing cost line — the calculator shows exactly what you pocket after everything is paid.
You listed at $420,000, accepted full price, and mentally spent the proceeds — new down payment, a little breathing room. Then the closing statement arrives and the wire is $30,000 lighter than the number in your head. Title insurance, transfer tax, the attorney, and the $5,500 repair credit the buyer's inspector pried loose all came out before you saw a cent. That surprise is routine: sellers overshoot their walk-away number by 3 to 6 percent because the fees that eat it never make the listing. This calculator runs every deduction line so your Net Proceeds figure is the one the title company will actually print.
You enter Sale Price, Remaining Mortgage Balance, both agent commissions, and a full list of closing costs. The output shows Net Proceeds in dollars, Total Commission, Total Fees, and Fee Percentage of Sale — the share of your sale price that goes to transaction costs before you see a dollar. Knowing that number in advance prevents the unpleasant surprise of a closing statement that looks nothing like your expectations.
Every deduction between your sale price and your check
The path from a $420,000 sale price to the seller's net proceeds runs through several layers. Start with the remaining mortgage balance — say $210,000. That comes off the top. Then agent commissions: a 3% listing agent commission is $12,600, and if you are covering the buyer's agent at 2.5%, that is another $10,500. You are now at $186,900 before any closing costs.
Title insurance and escrow typically run $1,500–$3,000 on a transaction in this range. Transfer tax varies by state and locality — it is $0 in many states and upward of 1.5% in others. Attorney or legal fees, if required by your state, add $800–$2,500. Buyer-requested repairs or concessions negotiated during inspection can be another $3,000–$10,000. Other miscellaneous costs including prorated property taxes and HOA dues round out the picture. Enter each line in the calculator to see your actual net proceeds, not the optimistic back-of-envelope version.
Understanding agent commissions in 2026
Commission structures shifted following the 2024 NAR settlement. The seller's listing agent commission is still negotiable — commonly 2.5–3%. Whether the seller pays the buyer's agent is now negotiated separately rather than assumed. The calculator has two fields: Seller Agent Commission (%) and Buyer Agent Commission (%). If your purchase contract includes you covering the buyer's agent, enter that percentage. If not, set it to zero.
The Agent vs FSBO comparison built into the tool answers the question: what would you save by selling without a listing agent? It shows the dollar savings and notes the implied trade-off — FSBO properties often sell for 5–15% less than agent-represented properties in the same market, though that gap varies widely by location and seller sophistication. The comparison surfaces the numbers; the decision is yours.
Closing costs sellers typically overlook
Title insurance and escrow covers the cost of the title search and insurance policy that protects the buyer and lender. Sellers typically pay for the owner's title policy in most states; costs run 0.3–0.7% of the sale price. Transfer tax or recording fees vary dramatically: California charges 0.11%, New York City charges up to 2.625%, and many states charge nothing. If you are unsure of your local rate, your title company or real estate attorney can give you the figure before you list.
The Repairs and Concessions field captures costs that emerge during negotiation. An inspection that surfaces $4,500 in HVAC and roof issues may result in the buyer requesting a $4,500 credit at closing rather than demanding repairs. That is real money out of your proceeds, and it belongs in the calculation alongside the more predictable fees. Sellers who enter $0 here before listing should treat it as the optimistic scenario and run the tool again once inspection results come in.
What fee percentage of sale tells you about your transaction costs
The Fee Percentage of Sale output tells you what fraction of the sale price goes to transaction costs before you see a cent. In a typical transaction with 5.5% total agent commission and 1.5% in seller closing costs, that percentage sits around 7–8% of sale price. On a $400,000 home that is $28,000–$32,000 in total transaction costs. Sellers in high-transfer-tax states like New York can push that to 10%+.
Knowing this percentage upfront helps you price the home with realistic expectations. If you need $180,000 in net proceeds to clear the mortgage and fund your next down payment, and your fee percentage is 8%, your minimum acceptable sale price is closer to $195,700 — not $185,000. The calculator makes this arithmetic explicit instead of leaving it as a surprise at the closing table.
Price scenarios: modeling different offers before you list
The Price Scenarios section shows how net proceeds change at different sale prices — useful if you are weighing whether to list at $415,000 versus $425,000 and want to see the net difference after the same fixed closing costs. If a $10,000 price increase translates to $9,200 more in net proceeds after commissions, that tells you the price increase is nearly fully captured. If the incremental proceeds are only $4,000 because the higher price triggers additional concessions and a longer time on market, the calculus changes.
Run the tool with your best-case and conservative sale price estimates before you list. The gap between those two scenarios in net proceeds terms gives you a realistic range to plan your next purchase around. Enter your numbers free — no account required — and know exactly what you will pocket before you accept an offer or sign a listing agreement.
How to use it
- Enter Sale Price and Remaining Mortgage Balance — the mortgage is the first deduction from proceeds.
- Enter Seller Agent Commission (%) for your listing agent and Buyer Agent Commission (%) if you have agreed to cover the buyer's agent.
- Fill in Title Insurance and Escrow, Transfer Tax and Recording Fees, Attorney/Legal Fees, and Repairs/Concessions as flat dollar amounts.
- Add any Other Costs including prorated property taxes, HOA dues, or miscellaneous closing items.
- Read Net Proceeds, Total Commission, Total Fees, and Fee Percentage of Sale in the results panel.
Who it's for
- Homeowner planning a move-up purchase — Selling a $420,000 home with a $180,000 mortgage balance. After 3% listing commission, 2.5% buyer's agent, title, transfer tax, attorney, and a $5,500 repair concession, net proceeds come to $181,400 — close enough to the $185,000 needed for the next down payment that a small price negotiation matters.
- Divorcing couple splitting home equity — Both parties need to know the real net before dividing proceeds. Running the full cost stack on a $550,000 property shows $93,200 in combined deductions — more than either party expected — making it clear that the split is on $393,800, not $550,000.
- Investor evaluating whether to sell a rental — A $310,000 rental purchased for $210,000 has a small mortgage balance. After agent commissions and typical closing costs, net proceeds land at $263,000. Adding depreciation recapture to the tax estimate confirms selling at this price point pencils out versus holding for another 5 years.
- FSBO seller deciding whether to use an agent — Comparing $0 in listing commission against a potential $18,000 in buyer traffic an agent might bring. The Agent vs FSBO section quantifies the commission savings side; the seller weighs it against their market's typical FSBO discount and makes an informed choice rather than guessing.
Key terms
- Net proceeds
- The amount the seller receives after paying off the mortgage, agent commissions, and all closing costs. The check the seller walks away with at closing.
- Transfer tax
- A state or local tax imposed on the transfer of real property from seller to buyer. Rates vary from zero in many states to over 2% in high-tax markets like New York City.
- Title insurance
- An insurance policy protecting the buyer and lender against claims or defects in the property title discovered after closing. Sellers typically pay for the owner's policy; the lender's policy is usually a buyer cost.
- FSBO (For Sale By Owner)
- A home sale conducted without a listing agent. The seller saves the listing commission but typically handles showings, negotiations, and paperwork without professional representation.
- Repair concession
- A credit given to the buyer at closing in lieu of physical repairs, allowing the buyer to address issues after closing. Common when inspection items are identified and the seller prefers a clean transaction to managing contractors.
Frequently asked questions
What is included in Title Insurance and Escrow?
Title insurance premiums cover the cost of verifying the property title is clear of liens and insuring the buyer and lender against title defects. Escrow fees cover the escrow company or attorney holding funds during the transaction. In most transactions, sellers pay the owner's title policy; costs range from $1,000 to $3,500 depending on sale price and state. Get an estimate from your title company before listing.
Do I have to pay the buyer's agent commission?
Following the 2024 NAR settlement, buyers are now required to have a written agreement with their agent specifying commission. Whether you as the seller contribute to that commission is negotiated. Many sellers still offer buyer's agent compensation as a buyer incentive, but it is no longer automatic. The calculator lets you enter zero if you are not covering the buyer's agent.
What if I have an HOA payoff or prorated dues at closing?
Enter these in the Other Costs field. HOA transfer fees typically run $200–$500. Prorated property taxes depend on your closing date and local tax cycle — your title company will calculate the exact amount. Adding a reasonable estimate here gives a more accurate net proceeds figure than leaving it at zero.
How accurate is the Net Proceeds number for planning purposes?
Within a few hundred dollars if your inputs are accurate — especially the repair concessions, which often vary from initial estimates. Run the calculation with a $0 repair concession and again with a realistic inspection contingency amount (typically $3,000–$8,000 on a standard home) to see your best-case and conservative range.
Does this include capital gains tax?
No — the calculator shows proceeds before income or capital gains taxes. If you have lived in the home as a primary residence for at least two of the last five years, up to $250,000 in gains ($500,000 for married filers) are excluded from federal capital gains tax. Consult a tax professional for your specific situation.