# How much can I make by selling my house? By Opendoor Editorial Team | 2022-05-20 > To estimate how much you’ll make when you sell your home, start with what you think someone will pay for it. ## Key Takeaways # How much can I make by selling my house? Selling your home is one of the biggest financial transactions you'll ever make — and yet most sellers don't know what they'll actually walk away with until closing day. The gap between your sale price and your real take-home amount can be tens of thousands of dollars. A home sale calculator helps you estimate your net proceeds before you list, so you can plan your next chapter with confidence. Here's how to use one effectively and what costs to expect along the way. [Get your offer](#) ## What are net proceeds from a home sale When you sell your home, the sale price isn't what you actually take home. [Net proceeds](https://www.opendoor.com/articles/sellers-whats-your-bottom-line-the-seller-net-sheet-explained) are the money left over after subtracting your mortgage payoff, selling costs, and closing fees from the final sale price. That's the number that really matters. Think of it this way: if you sell for $400,000 but still owe $250,000 on your mortgage and pay $30,000 in various fees, your net proceeds would be $120,000. The sale price tells one story, but net proceeds tell the complete picture. A home sale calculator helps you estimate this figure before you list. By plugging in a few numbers, you can see roughly what you'd walk away with and plan your next move accordingly. ## How to use a net proceeds calculator A net proceeds calculator works by subtracting all your costs from your expected sale price. The process takes just a few minutes, and the result gives you a realistic starting point for your financial planning. ### Enter your estimated sale price First, you'll enter what you think your home might sell for. The best way to estimate this is by looking at comparable sales in your neighborhood. Homes with similar square footage, age, and condition that sold recently give you a reasonable baseline. Online valuation tools can offer a quick estimate, though they don't always account for unique features or recent upgrades. If you've already received an offer, use that number instead for a more accurate calculation. ### Subtract your mortgage payoff amount Next comes your mortgage payoff. Here's something many sellers don't realize: your payoff amount is different from your current balance. The payoff includes any accrued interest up to your closing date, and sometimes a prepayment fee. Your monthly statement shows your balance, but for an exact payoff figure, contact your lender directly. They can provide a payoff quote that reflects what you'd actually owe on a specific closing date. ### Account for selling costs and fees Selling costs cover everything from agent commissions to [repairs to staging](https://www.opendoor.com/articles/hidden-fees-when-selling-a-house). The exact amount varies depending on how you sell and what your home requires before listing. For a traditional sale, expect to budget for: - **Agent commissions:** typically paid by the seller at closing - **Repairs:** fixes requested by buyers after inspection - **Staging and photography:** preparing your home for showings - **Marketing:** listing fees, signage, and advertising With a cash offer from a company like Opendoor, many of these costs either disappear or get rolled into a single service fee that's disclosed upfront. ### Deduct closing costs Closing costs are the final set of fees paid when the transaction completes. For sellers, closing costs typically run [between 1% and 3%](https://www.bankrate.com/real-estate/average-closing-costs-by-state/) of the sale price, though the exact amount depends on your location and the specifics of your deal. We'll break down each closing cost in detail later, but for now, know that your calculator will factor in items like title insurance, escrow fees, and transfer taxes. ## Costs that reduce your home sale proceeds Before you reach the closing table, several expenses can reduce what you ultimately pocket. Knowing about them early helps you budget more accurately. ### Pre-sale repairs and home improvements Most buyers expect a home in good working order. That means functional plumbing, a solid roof, and appliances that actually work. If your home inspection reveals problems, buyers often ask for repairs or a price reduction. Some sellers also invest in cosmetic updates like fresh paint or new flooring to attract higher offers. The trade-off is straightforward: spend money now to potentially earn more later. Whether that math works out depends on your local market and the condition of your home. ### Staging and marketing expenses Staging involves arranging furniture and decor so buyers can picture themselves living in your space. [Professional stagers charge](https://www.nar.realtor/research-and-statistics/research-reports/profile-of-home-staging) for their services, and you might also pay for storage to clear out clutter. Photography, videography, and online listing fees add up too. In a traditional sale, you typically pay for marketing upfront, before you know whether your home will sell or how long it will take. ### Holding costs while your home is on the market Every month your home sits unsold, you're still on the hook for the mortgage, property taxes, homeowners insurance, utilities, and HOA dues. These holding costs accumulate quietly but steadily. A home that sells in two weeks costs far less to carry than one that lingers for three months. This is one reason some sellers prefer the certainty of a cash offer with a set closing date. ## Agent commissions and selling fees explained How much you pay in fees depends largely on how you choose to sell. Here's how the main options compare: | **Selling method** | **How fees work** | | Traditional agent | Commission split between buyer's and seller's agents | | Discount brokerage | Reduced commission or flat fee for limited services | | iBuyer (like Opendoor) | Service fee built into the cash offer | ### Traditional real estate agent commissions In a traditional sale, the seller typically pays commissions for both the listing agent and the buyer's agent. The exact percentage is negotiable when you sign your listing agreement, and the full amount comes out of your proceeds at closing. Commission rates vary by market and agent. It's worth asking upfront what services are included and whether there's room to negotiate. ### Discount brokerages and flat-fee services Discount brokerages offer lower commissions in exchange for fewer services. You might [handle your own showings](https://www.opendoor.com/articles/sell-your-house-without-a-realtor), respond to buyer inquiries, or manage paperwork yourself. The savings can be meaningful, but so can the time commitment. If you're comfortable taking on more of the work, a discount brokerage might make sense. If not, the lower fee might not be worth the trade-off. ### iBuyer service fees iBuyers like Opendoor charge a service fee instead of a traditional commission. The fee covers the convenience of selling directly: no showings, no staging, no waiting to see if a buyer's financing falls through. The key difference is transparency. With Opendoor, you see the service fee and all other costs before you accept the offer. There's no guessing about what you'll net at closing. ## Comparing a cash offer to a traditional sale Choosing between a cash offer and a traditional listing comes down to what matters most to you. Here's how the two paths typically differ: | **Factor** | **Cash offer** | **Traditional sale** | | Timeline | You choose your closing date | Depends on buyer financing and negotiations | | Certainty | Guaranteed sale | Deals can fall through | | Showings | None | Multiple showings and open houses | | Repairs | Often sold as-is | Buyers may request repairs after inspection | | Convenience | Streamlined process | Coordination with agents, buyers, and lenders | A traditional sale might bring a higher sale price in a competitive market. On the other hand, a cash offer provides certainty. You know exactly when you'll close and how much you'll receive, which makes planning your next move far simpler. For sellers juggling a job relocation, a growing family, or the stress of coordinating two transactions at once, that certainty often carries real value. ## Closing costs sellers should expect [Closing costs](https://www.opendoor.com/articles/how-much-are-closing-costs-for-seller) are the fees paid at the end of the transaction to finalize the sale. Unlike pre-sale expenses, closing costs come directly out of your proceeds on closing day. ### Title insurance Title insurance protects the buyer and their lender against ownership disputes or liens that might surface after the sale. In most transactions, the seller pays for the owner's title insurance policy. The cost varies by state and sale price, but it's a standard line item you'll see on your closing statement. ### Escrow fees An escrow company acts as a neutral third party during the transaction. They hold the buyer's earnest money, manage documents, and distribute funds to all parties at closing. Escrow fees are typically a flat amount or a small percentage of the sale price. The seller and buyer often split this cost, though the arrangement varies by market. ### Attorney fees Some states require a real estate attorney to oversee the closing process. Even where it's not required, some sellers hire an attorney to review documents and ensure everything is in order. Attorney fees vary widely depending on location and the complexity of the transaction. ### Seller concessions In some markets, buyers ask sellers to contribute toward their closing costs as part of the negotiation. A seller concession reduces your net proceeds but can help close a deal that might otherwise stall. Concessions are more common in buyer's markets, where sellers compete for a smaller pool of buyers. ## Taxes you may owe when selling your home Selling a home can trigger tax obligations. The specifics depend on your situation, so consulting a tax professional is always a good idea. ### Transfer tax Transfer tax is a state or local fee for transferring property ownership from seller to buyer. Rates vary significantly by location, and some areas don't charge transfer tax at all. Your closing agent will calculate the exact amount based on your sale price and local tax rates. ### Capital gains tax If you profit from your home sale, you may owe [capital gains tax](https://www.opendoor.com/articles/what-to-know-about-the-capital-gains-tax-on-home-sales) on that profit. However, many homeowners qualify for an exemption. If you've lived in the home as your primary residence for at least two of the last five years, you can exclude [up to $250,000](https://www.irs.gov/taxtopics/tc701) in gains (or $500,000 for married couples filing jointly). Profits above those thresholds are taxable. A tax professional can help you understand how this applies to your specific situation. ### Prorated property tax At closing, you'll pay property taxes for the portion of the year you owned the home. If you've already paid ahead, you may receive a credit instead. The escrow company handles this calculation and ensures both parties pay their fair share. ## How to maximize your home sale proceeds A few decisions can meaningfully affect your final take-home amount: - **Price competitively:** A well-priced home attracts more buyers and often sells faster, reducing holding costs. - **Compare your options:** Request a cash offer alongside a traditional listing to see which path nets you more. - **Negotiate closing costs:** Some fees can be shared with the buyer, depending on market conditions. - **Minimize time on market:** The faster you sell, the less you spend on mortgage payments, utilities, and upkeep. The right approach depends on your timeline, your local market, and your personal priorities. Sometimes the fastest path forward is also the most financially sound. ## See what your home could sell for Curious what you might actually net from your home sale? Opendoor provides a free, no-obligation cash offer with all costs disclosed upfront. You'll see exactly what you'd receive before making any decisions. [Get a cash offer](https://www.opendoor.com/address-entry) and discover how simple selling your home can be. [Get your offer](#) ## Frequently asked questions about home sale proceeds ### How much are closing costs with Opendoor? Opendoor provides a transparent breakdown of all costs before you accept an offer. You'll see the service fee, closing costs, and any repair credits clearly itemized, so you know exactly what you'll net. ### Does Opendoor pay market value for homes? Opendoor uses recent sales data, local market trends, and property-specific details to make competitive cash offers. The goal is a fair price that reflects your home's current market value. ### Is selling to Opendoor better than using a realtor? The answer depends on your priorities. Opendoor offers speed, certainty, and convenience. You choose your closing date and skip showings entirely. A realtor may help maximize sale price in a highly competitive market, though the process takes longer and involves more uncertainty. ### How accurate is a home sale net proceeds calculator? A calculator provides an estimate based on the information you enter. Actual proceeds may vary depending on your final sale price, negotiated costs, and any unexpected expenses that arise during the transaction. ### Can I negotiate an offer from Opendoor? Opendoor's offer is based on market data and a thorough evaluation of your home. If you believe certain factors were overlooked, you can ask questions and request a reassessment. | **Supported Locations** | | | **Cities / Areas** | **States** | | [Columbia](/sell/columbia_sc), [Columbus](/sell/columbus_oh), [Corpus Christi](/sell/corpus_christi_tx), [Detroit](/sell/detroit_mi), [East Texas](/sell/east_texas), [El Paso](/sell/el_paso), [Florida Panhandle](/sell/florida_panhandle), [Greensboro](/sell/greensboro_nc), [Greenville](/sell/greenville_sc), [Indianapolis](/sell/indianapolis_in), [Kansas City](/sell/kansas_city), [Killeen](/sell/killeen_tx), [Knoxville](/sell/knoxville_tn), [Las Vegas](/sell/las_vegas), [Little Rock](/sell/little_rock_ar), [Louisville](/sell/louisville_in_ky), [Memphis](/sell/memphis_tn), [Miami](/sell/miami_fl), [Milwaukee-Waukesha](/sell/milwaukee_waukesha_wi), [Minneapolis](/sell/minneapolis), [New Orleans](/sell/new_orleans_la), [New York & New Jersey](/sell/new_york_new_jersey), [Northern Colorado](/sell/northern_colorado), [Oklahoma City](/sell/oklahoma_city_ok), [Omaha](/sell/omaha_ne), [Philadelphia](/sell/philadelphia_pa), [Pittsburgh](/sell/pittsburgh_pa), [Portland](/sell/portland), [Prescott](/sell/prescott_az), [Reno](/sell/reno_nv), [Richmond](/sell/richmond_va), [Salt Lake City](/sell/salt_lake_city), [San Antonio](/sell/san_antonio), [Seattle](/sell/seattle_wa), [San Francisco Bay Area](/sell/sf_bay_area), [South Texas](/sell/south_texas), [Southwest Florida](/sell/southwest_fl), [St Louis](/sell/st_louis), [Tucson](/sell/tucson), [Tulsa](/sell/tulsa_ok), [Virginia Beach](/sell/virginia_beach_va), [West Texas](/sell/west_texas), [Western New York](/sell/western_ny) | [Alabama](/sell/alabama_other), [Arkansas](/sell/arkansas_other), [California](/sell/california_other), [Colorado](/sell/colorado_other), [Connecticut](/sell/connecticut_other), [Delaware](/sell/delaware_other), [Georgia](/sell/georgia_other), [Idaho](/sell/idaho_other), [Illinois](/sell/illinois_other), [Indiana](/sell/indiana_other), [Iowa](/sell/iowa_other), [Kansas](/sell/kansas_other), [Kentucky](/sell/kentucky_other), [Louisiana](/sell/louisiana_other), [Maine](/sell/maine_other), [Maryland](/sell/maryland_other), [Massachusetts](/sell/massachusetts_other), [Michigan](/sell/michigan_other), [Minnesota](/sell/minnesota_other), [Mississippi](/sell/mississippi_other), [Missouri](/sell/missouri_other), [Montana](/sell/montana_other), [Nebraska](/sell/nebraska_other), [Nevada](/sell/nevada_other), [New Hampshire](/sell/new_hampshire_other), [New Mexico](/sell/new_mexico_other), [New York](/sell/new_york_other), [North Carolina](/sell/north_carolina_other), [North Dakota](/sell/north_dakota_other), [Ohio](/sell/ohio_other), [Oklahoma](/sell/oklahoma_other), [Oregon](/sell/oregon_other), [Pennsylvania](/sell/pennsylvania_other), [South Carolina](/sell/south_carolina_other), [South Dakota](/sell/south_dakota_other), [Tennessee](/sell/tennessee_other), [Utah](/sell/utah_other), [Vermont](/sell/vermont_other), [Virginia](/sell/virginia_other), [Washington](/sell/washington_other), [West Virginia](/sell/west_virginia_other), [Wisconsin](/sell/wisconsin_other), [Wyoming](/sell/wyoming_other) | **Read More** --- *Originally published at [https://www.opendoor.com/articles/how-much-can-you-expect-to-make-when-you-sell-your-home](https://www.opendoor.com/articles/how-much-can-you-expect-to-make-when-you-sell-your-home)*