# How much does it cost to sell a house?
By Opendoor Editorial Team | 2020-03-09
> Selling a home has costs beyond agent commissions, often adding up to more than 10%. Learn more about common home selling costs and what to expect.
## Key Takeaways
#### Key Takeaways
- Total selling costs typically run **10% to 15%** of the sale price; agent commissions are the single biggest line at **2.5% to 3%** per side, plus seller-side closing costs of **1% to 3%**.
- On a $400,000 home, expect roughly **$40,000 to $60,000** in total selling costs before mortgage payoff.
- Moving averages about **$1,711** locally and **$4,890** long-distance, with seller concessions adding several thousand dollars to most deals — **about 44% of sellers** offered concessions in early 2025 \[VERIFY\].
- Capital gains tax may apply if your profit exceeds the **$250,000** single / **$500,000** married IRS exclusion on a primary residence.
- A cash sale to Opendoor replaces the listing-side commission with a service charge and lets you choose a closing date between **14 and 60 days**.
# **How Much Does It Cost to Sell a House: Complete Guide**
Selling a home means paying far more than just your remaining mortgage balance. Between agent commissions, closing costs, repairs, and moving expenses, [most sellers spend 10% to 15% of their sale price before they see what's left.](https://www.bankrate.com/real-estate/how-much-does-it-cost-to-sell-house/)
This guide breaks down every cost you'll face, from mandatory fees to optional investments, and shows you how to calculate what you'll actually walk away with.
## **Average cost to sell a house nationwide**
Most sellers spend [~10%–15% of the sale price when you add negotiable commissions (~5.3%–5.6% on average) plus seller closing fees (~1%–3%) and any prep/moving costs.](https://listwithclever.com/average-real-estate-commission-rate/) Exact totals vary by state and market conditions.
Then there are the costs many people don't think about upfront: repairs, staging, moving expenses, and of course, paying off your remaining mortgage. All of this comes out of your proceeds before you see what's left.
### **Typical percentage of the sale price**
Most homeowners end up spending 10% to 15% of their sale price on the entire process. Traditional sales with full-service agents usually land on the higher end, while alternative methods can bring that number down.
The exact percentage depends on where you live, your home's condition, and whether you're in a buyer's or seller's market. In hot markets, you might negotiate lower fees. In slower markets, you might offer concessions that push your costs higher.
### **Example of a median-priced home**
Let's say you're selling a home for $400,000. If you pay 5% in total agent commissions, that's $20,000 right there. Add 2% for closing costs, which is $8,000. Throw in $5,000 for repairs and staging, and $2,000 for moving.
You're already at $35,000 in costs, or about 8.75% of your sale price. Now, if you still owe $250,000 on your mortgage, you'd walk away with roughly $115,000 after everything is paid.
Here's the line-item view of total selling costs as a single table — useful for sizing each bucket against the 10-to-15% national total.
| Cost category | Typical range | What it covers |
| --- | --- | --- |
| Listing-agent commission | 2.5% to 3% of sale price | Pricing, marketing, MLS, negotiation, contract management |
| Buyer-agent commission (negotiated) | 0% to 3% of sale price | Negotiated separately post-Aug 2024 NAR settlement |
| Seller-side closing costs | 1% to 3% of sale price | Title, escrow, transfer taxes, recording, attorney (where required) |
| Pre-listing prep | 0.5% to 2% of sale price | Staging, photography, paint, deferred maintenance |
| Seller concessions | 0% to 3% of sale price | Credits to buyer for closing costs or repairs |
| Moving | $1,711 local avg / $4,890 long-distance avg \[VERIFY\] | Movers, packing, transportation |
| Mortgage payoff | Loan balance + per-diem interest | Not a cost — reduces proceeds |
| **Total** | **10% to 15%** of sale price | Excluding mortgage payoff |
Related: [hidden costs of selling a house](https://www.opendoor.com/articles/hidden-fees-when-selling-a-house) · [Texas selling costs guide](https://www.opendoor.com/articles/how-much-does-it-cost-to-sell-a-house-in-houston).
## How costs vary state to state
Total selling costs swing meaningfully between states, mostly because of **transfer taxes**, **attorney requirements**, and **median home price**. Three states usually anchor the conversation: Texas and Florida on the low-cost end, California and New York on the high-cost end.
**Texas.** No state real estate transfer tax. Title-company state (no attorney required). Median home price around **$351,800** in May 2025 current median. Total selling costs typically run **8% to 12%** of sale price. Title insurance is set by state and predictable. For a metro-level deep dive, see our [Houston selling costs guide](https://www.opendoor.com/articles/how-much-does-it-cost-to-sell-a-house-in-houston).
**Florida.** Documentary stamp tax on the deed (about **$0.70 per $100** of sale price in most counties, with Miami-Dade slightly different) [current FL doc-stamp rates](https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx). Title-company state. Average utility costs are similar to Texas; long-distance moves are common. Total selling costs typically run **9% to 13%**.
**California.** No state-level transfer tax, but counties and many cities add one. Title or escrow state. Median home price around **$860,300** in May 2025 current median — meaning percentage-based commission costs scale up significantly. Total selling costs typically run **6% to 8%** by percentage but can exceed $60,000 in absolute terms on a median home.
**New York.** State transfer tax of $2 per $500 of sale price, with a 1% "Mansion Tax" on homes above $1 million (paid by the buyer). Attorney-state. Total selling costs typically run **10% to 14%** of sale price, higher in NYC due to co-op/condo flip taxes and attorney fees.
**Other states.** Pennsylvania has a 1% state realty transfer tax plus local additions (Philadelphia higher). Illinois charges $0.50 per $500 plus county/municipal additions (especially Chicago). New Jersey applies a Realty Transfer Fee that scales with price. Colorado averages about **12.96%** of sale price total cost state-specific figures. Always pull current local data for your specific sale.
## Total selling costs at a glance (by sale price)
The 10-to-15-percent national average is the single most useful starting point, but the dollar reality shifts a lot at different sale prices and across states. Use the worked examples below as a quick benchmark, then dig into the line-item sections that follow to refine for your specific situation.
A typical seller's bill is built from six buckets: **agent commissions** (the largest), **seller-side closing costs** (title, escrow, transfer taxes, recording, prorated property tax), **prep and repairs** (staging, photography, paint, deferred maintenance), **seller concessions** (credits to the buyer for closing costs or repairs), **moving costs** (local versus long-distance), and **mortgage payoff** (which doesn't add to your cost but does reduce your proceeds). On a $400,000 sale, total non-payoff costs typically run **$40,000 to $60,000**, leaving you with $340,000 to $360,000 in gross proceeds before any remaining mortgage is paid off.
If you'd rather skip the commission and prep work, the trade-in or cash-offer path is the cleanest alternative: per Opendoor's [comparison page](https://help.opendoor.com/selling/how-it-works/how-is-opendoor-different), the [service charge replaces traditional agent commissions](https://help.opendoor.com/selling/understanding-your-offer/whats-in-your-offer), there are no staging or showing costs, and you choose a closing date between **14 and 60 days**. For the hidden line items most sellers underestimate, see our [hidden costs of selling a house](https://www.opendoor.com/articles/hidden-fees-when-selling-a-house) guide — particularly the closing-disclosure-stage charges that can add another 0.5% to 1% on top of the commission.
## **Line-by-line seller closing costs**
Closing costs are the fees you pay to finalize the sale, separate from agent commissions. Think of closing costs as the administrative and legal expenses of transferring your home to someone else. They typically range from 1% to 3% of your home's sale price.
Here's what you'll actually pay:
### **Title insurance**
Title insurance protects the buyer if someone later claims they have rights to your property. As the seller, you typically pay for the buyer's title policy, which costs between 0.5% and 1% of the purchase price.
This one-time fee covers issues like unpaid liens, forgery in past deeds, or errors in public records. The cost varies by state and home value.
### **Escrow or settlement fee**
An escrow company holds the money and paperwork until everything is ready to close. The escrow fee covers document prep, fund transfers, and coordinating between everyone involved in the sale.
Expect to pay $500 to $2,000, depending on your home's price and location. Some states split this cost between buyer and seller, while others put it all on the seller.
### **Transfer or excise tax**
Transfer taxes are what the government charges when property ownership changes hands. Rates vary wildly by location. Delaware charges 3% state transfer tax. Texas and Indiana charge nothing at all.
Your county or city might add their own transfer taxes on top of state fees. It's worth checking your local rates early so you're not surprised.
### **HOA dues and documents**
If you're part of a homeowners association, you'll pay prorated HOA dues through your closing date. You're also responsible for providing HOA documents to the buyer, which often comes with a transfer fee of $200 to $500.
The HOA may charge extra to prepare a resale certificate or disclosure packet. Factor this in if you live in a community with an active HOA.
### **Seller concessions**
Seller concessions are credits you give the buyer to help close the deal. You might cover part of their closing costs, pay for repairs found during inspection, or buy them a home warranty for the first year.
While technically optional, concessions have become common, with[ 67% of sellers](https://www.zillow.com/learn/costs-to-sell-a-house/) agreeing to pay some or all closing costs to the buyer. [In **Q1-2025**, roughly **44%**](https://www.redfin.com/news/home-seller-concessions-march-2025) of U.S. home sales included seller concessions (credits toward closing costs, repairs, or rate buydowns); local shares range widely.
[Get your offer](#)
Related: [closing costs for sellers](https://www.opendoor.com/articles/how-much-are-closing-costs-for-seller).
## **Agent commission explained**
Real estate agent commission has traditionally been one of the biggest expenses in a home sale. Recent industry changes have shifted how commission works, but it's still a significant part of your costs.
### **Standard listing and buyer splits**
Listing agents typically charge 2.5% to 3% of your home's sale price. This covers marketing your home, managing showings, negotiating offers, and handling the transaction through closing.
Buyer's agents also work on commission. Following recent legal changes, buyers now sign agreements with their agents upfront, making them responsible for their agent's fee. However, sellers often still agree to pay it as part of negotiations.
### **Discount broker models**
Discount brokers offer reduced rates, typically 1% to 2%, in exchange for streamlined services. Some charge flat fees instead of percentages, which saves money on higher-priced homes.
The tradeoff often involves less personalized service or fewer marketing resources. This works well if your home is in great condition in a strong market.
Related: [who pays real estate agent commission](https://www.opendoor.com/articles/who-pays-real-estate-agent-commission).
## **Mandatory taxes and government fees**
Some costs are unavoidable because federal, state, or local governments require them. You can't negotiate your way out of taxes.
### **Prorated property tax**
Property taxes get divided between you and the buyer based on who owned the home when. At closing, you'll settle up so each person pays only for their ownership period during the tax year.
If you've already paid property taxes past your closing date, you'll get a credit. If you owe taxes through closing, that amount comes out of your proceeds.
### **Capital gains thresholds**
The IRS lets you exclude up to $250,000 in profit if you're single, or $500,000 if married filing jointly. To qualify, you must have lived in the home as your primary residence for at least two of the past five years.
Profits beyond those amounts get taxed as capital gains. Most homeowners never hit this tax because their gains fall below the exclusion.
Selling costs vary materially across states. This table benchmarks the structural differences — transfer tax, attorney requirements where applicable, and total cost as a percentage of sale price.
| State | Transfer tax structure | Median home price \[VERIFY\] | Total selling cost (typical) |
| --- | --- | --- | --- |
| Texas | No state transfer tax | ~$351,800 | 8% to 12% |
| Florida | Doc-stamp ~$0.70/$100 \[VERIFY\] | ~$390,000 | 9% to 13% |
| California | County/city transfer tax | ~$860,300 | 6% to 8% (high $$ absolute) |
| New York | $2/$500 + 1% Mansion Tax over $1M | Varies widely | 10% to 14% |
| Illinois | $0.50/$500 plus local additions | Varies | 8% to 12% |
| Colorado | $0.01/$100 | ~$541,800 | ~12.96% \[VERIFY\] |
| Pennsylvania | 1% state plus local (Phila higher) | Varies | 10% to 13% |
| New Jersey | Realty Transfer Fee scales with price | Varies | 10% to 14% |
## How much do you pay the IRS when you sell a house?
For most sellers on a primary residence, the answer is **nothing federal**. The Internal Revenue Code Section 121 exclusion lets a single filer exclude up to **$250,000** of gain and a married couple filing jointly exclude up to **$500,000**, provided two requirements are met: you **owned** the home for at least 2 of the last 5 years before the sale, and you **lived in it as your primary residence** for at least 2 of those 5 years. The two-year periods don't have to overlap, and they don't have to be continuous. See the official rules in [IRS Publication 523](https://www.irs.gov/publications/p523).
**When you do owe capital gains tax.** Gain above the exclusion is taxed as a long-term capital gain if you owned the home for more than a year — rates of **0%, 15%, or 20%** depending on your taxable income — or as ordinary income if you owned it less than a year. If the home was a rental or investment property, the gain is generally fully taxable and depreciation recapture rules apply.
**State taxes.** Most states with income tax also tax capital gains, often at the same rate as ordinary income. Nine states have no state income tax at all (Florida, Texas, Nevada, Washington, Tennessee, South Dakota, Wyoming, Alaska, and New Hampshire on most income types) [New Hampshire treatment of capital gains varies year to year](https://www.revenue.nh.gov/).
**Special situations.** **Partial exclusion** is available if you sell before meeting the 2-year residency rule due to a qualifying reason (change in employment, health, or unforeseen circumstances). **Inherited homes** get a step-up in basis to fair market value at the date of death, which usually eliminates capital gains tax even if the inheritor sells quickly. Always confirm specifics with a CPA or tax attorney, especially on state treatment.
## What home sale expenses are tax deductible?
Most direct selling expenses reduce your **taxable gain**, not your ordinary income — they get subtracted from the sale price to figure out your net profit before the IRS exclusion is applied. The IRS calls this the **amount realized** after "selling expenses," and the rules for what counts are reasonably generous. Always confirm with a tax professional or current [IRS Publication 523](https://www.irs.gov/publications/p523) for your specific situation.
**Typically deductible from your gain.** Real estate agent commissions paid at closing. Advertising and marketing expenses (MLS fees, photography, virtual tours). Legal, escrow, and title fees you pay. Transfer taxes and recording fees. Loan-related charges paid by the seller (loan-payoff demand fees, but not the loan principal). Seller-paid points and seller concessions. Inspection and survey fees you pay.
**Sometimes deductible.** Pre-listing repairs and improvements may either be "selling expenses" (deductible from the gain) or "capital improvements" (which raise your cost basis, also reducing the gain). The dividing line is usually whether the work was specifically done to facilitate the sale (deductible as selling expense) or as a long-term improvement (added to basis). Staging costs are typically treated as selling expenses.
**Not deductible.** Your mortgage payoff (it isn't a cost, it's a debt repayment). Personal moving expenses (with limited exceptions for active-duty military). Routine maintenance and basic upkeep performed regardless of the sale. Home-warranty premiums you pay for the buyer's protection plan.
For a seller using the **primary residence exclusion**, the first **$250,000** of gain (single) or **$500,000** (married filing jointly) is excluded from federal capital gains tax entirely, assuming you've lived in the home **2 of the last 5 years**. State income tax may still apply to the gain depending on where you live.
## **Optional prep costs that add up**
You're not required to make repairs or stage your home, but many sellers do. The question is whether the investment pays off in a higher sale price or faster sale.
### **Repairs after inspection**
Buyer inspections often uncover issues that become negotiating points. You can make repairs before listing, offer credits at closing, or sell as-is and adjust your price.
Common repairs include fixing plumbing leaks, addressing electrical problems, or replacing damaged roofing. The average seller spends $3,000 to $7,000 on pre-sale repairs, though this varies widely.
### **Staging and photography**
Professional staging helps buyers picture themselves in your space. Staging costs range from $1,500 to $5,000, depending on your home's size and how many rooms you furnish, typically[ about 1 percent](https://www.bankrate.com/real-estate/how-much-does-home-staging-cost/) of a home's list price.
Professional photography matters too. Expect to pay $200 to $500 for quality real estate photos, with drone footage and virtual tours adding another $150 to $400.
### **Pre-listing inspection**
[Hiring your own inspector before listing costs $300 to $500.](https://listwithclever.com/real-estate-blog/pre-listing-home-inspection/) This lets you address major issues on your timeline rather than scrambling after a buyer's inspection finds problems.
You can also use a clean inspection report as a marketing tool, giving buyers confidence from the start.
## **Mortgage payoff and equity impact**
Your remaining mortgage balance is the largest deduction from your sale proceeds. This directly affects how much cash you walk away with.
### **Calculating remaining balance**
Your mortgage payoff includes your principal balance plus interest that's built up through the closing date. This amount is typically higher than what's on your latest statement because interest adds up daily.
Contact your lender two weeks before closing to get an official payoff statement. This document shows the exact amount needed to satisfy your loan.
### **Early payoff penalties**
Some mortgages charge a fee if you pay off the loan early, typically within the first three to five years. Prepayment penalties can range from 2% to 5% of your outstanding balance.
These penalties are less common on conventional mortgages today. Check your original loan documents or call your lender to find out if you'll face this charge.
## **Moving and overlapping housing expenses**
The logistics of moving add costs that don't come directly out of your sale proceeds, but they're real expenses you'll pay out of pocket.
### **Professional movers**
Local moves with professional movers typically cost $800 to $2,500, with Americans spending[ an average of $2,050](https://anytimeestimate.com/research/moving-trends-2025/) on their move in 2024. Long-distance moves can easily hit $5,000 to $10,000 or more, especially if you're moving a full household across states.
DIY moves save money but require renting a truck, buying packing supplies, and potentially hiring help for heavy items.
### **Temporary housing or double mortgage**
If your sale closes before you've bought your next home, you'll need temporary housing. Short-term rentals or extended-stay hotels come with their own costs.
On the flip side, if you buy before selling, you might carry two mortgages at once. This can cost $3,000 to $5,000 or more per month, depending on your loan amounts. You're also paying utilities, insurance, and property taxes on both properties.
## **Traditional sale vs cash offer cost comparison**
Different selling methods have different cost structures. The right choice depends on your timeline and what matters most to you.
### **Side-by-side fee breakdown**
Traditional sales with agents include full commission fees, closing costs, and repair expenses that can range from minor touch-ups to major renovations. You'll also invest in staging, photography, and months of carrying costs while the home sits on the market.
Cash offers from companies like Opendoor work differently. Instead of separate commissions and repair costs, you receive an offer that already[ accounts for the home's condition and market value](https://www.opendoor.com/articles/how-opendoor-calculates-the-value-of-your-home). The service fee is typically built into the offer price, and you skip repairs, staging, and photography entirely.
### **Timeline advantages and savings**
Traditional sales average 60 to 90 days from listing to closing. During that time, you're paying your mortgage, property taxes, insurance, and utilities.
Cash offers can close in as few as 14 days. This speed matters if you're relocating for work, managing an inherited property from a distance, or facing financial pressure. The faster timeline also means fewer months of carrying costs.
[Get a competitive cash offer today](https://www.opendoor.com/address-entry) and see exactly what you'd walk away with, with no obligation to accept.
## **How to calculate your net proceeds**
Your net proceeds are what you actually receive at closing after all costs are paid. Here's how to figure out that number.
### **Quick formula**
Start with your expected sale price. Subtract your mortgage payoff, agent commissions, closing costs, and any repair or prep expenses. What's left is your net proceeds.
For example: $400,000 sale price minus $250,000 mortgage minus $24,000 commissions minus $8,000 closing costs minus $3,000 repairs equals $115,000 net proceeds. Keep in mind this is an estimate - final numbers can shift based on closing date adjustments.
### **Free calculator tools**
Online calculators let you input your specific numbers and instantly see your estimated profit. The tools account for your location's typical closing costs and tax rates.
Opendoor offers a transparent calculator that shows exactly what you'd receive from a[ competitive cash offer](https://www.opendoor.com/articles/how-opendoor-calculates-the-value-of-your-home), with all fees disclosed upfront.
Quick worked examples at the 12% midpoint of the national range. Your actual number will vary by state, agent compensation structure, and prep choices — but this gets you within striking distance.
| Sale price | Total selling costs (mid-range, 12%) | Net before mortgage payoff |
| --- | --- | --- |
| $200,000 | ~$24,000 | ~$176,000 |
| $300,000 | ~$36,000 | ~$264,000 |
| $400,000 | ~$48,000 | ~$352,000 |
| $500,000 | ~$60,000 | ~$440,000 |
| $750,000 | ~$90,000 | ~$660,000 |
| $1,000,000 | ~$120,000 | ~$880,000 |
Related: [home sale calculator](https://www.opendoor.com/articles/home-sale-calculator).
## How to calculate your profit from selling a house
There are two different numbers you'll want to know, and people often confuse them. **Net proceeds** is what hits your bank account after closing. **Taxable profit (gain)** is what the IRS uses to decide whether you owe capital gains tax. They aren't the same.
**Net proceeds formula.** Sale price − total selling costs − mortgage payoff = net proceeds. On a $400,000 sale with $50,000 in selling costs and a $200,000 mortgage payoff, net proceeds are $150,000.
**Taxable gain formula.** Sale price − selling expenses − adjusted cost basis = gain. Your **adjusted cost basis** is your original purchase price plus capital improvements (a new roof, kitchen remodel, addition) minus any prior depreciation taken (rare for personal residences). On the same $400,000 sale, if you bought the home for $250,000 and made $40,000 in qualifying improvements, your adjusted basis is $290,000. After $40,000 in selling expenses that reduce the amount realized, your gain is $400,000 − $40,000 − $290,000 = $70,000. That's well under the [$250,000 single / $500,000 married IRS exclusion](https://www.irs.gov/publications/p523), so you'd owe no federal capital gains tax.
**Where most sellers get tripped up.** Forgetting to track capital improvements over the years (every receipt matters for basis). Confusing mortgage payoff with selling cost (payoff doesn't reduce taxable gain). Assuming the entire net-proceeds number is taxable (only the gain is, and most primary-residence sellers fall under the exclusion). For an interactive walkthrough, our [home sale calculator](https://www.opendoor.com/articles/home-sale-calculator) estimates both numbers from a few inputs.
## **Proven ways to reduce selling costs**
Smart decisions can save thousands without hurting your sale price. The key is knowing which costs are negotiable and which investments actually matter.
### **Negotiate commission rates**
Agent commissions are negotiable. Interview multiple agents and discuss their rates, especially if your home is priced higher or in a market where homes sell quickly.
Some agents offer tiered pricing based on services provided. Just make sure you're getting the representation you need.
### **Time your sale strategically**
Selling during peak season - typically spring and early summer - often means more buyers and faster sales. You might also save on carrying costs by closing quickly rather than waiting through slower winter months.
Your agent can provide data on the best timing for your specific neighborhood.
### **Skip repairs with an as-is offer**
Selling as-is means you won't make any repairs, regardless of what inspections reveal. This works well if you lack the time, money, or interest in managing contractors.
Cash buyers and investors typically purchase as-is, accepting your home's current condition in exchange for a faster, simpler transaction.
## **When an attorney is required**
Real estate attorney requirements vary by state. In some places, attorneys are mandatory. In others, they're optional.
### **States that mandate attorneys**
Twelve states require attorneys for residential real estate transactions: Connecticut, Delaware, Georgia, Massachusetts, New York, North Carolina, Rhode Island, South Carolina, Vermont, Virginia, West Virginia, and the District of Columbia. Requirements vary - some mandate attorney involvement only at closing, while others require legal review of all documents.
Even in states where attorneys aren't required, complex situations like estate sales or properties with title issues benefit from legal help.
### **Average attorney fees**
Real estate attorneys typically charge $500 to $1,500 for a straightforward residential sale. Some charge flat fees, while others bill hourly at $150 to $400 per hour.
In mandatory-attorney states, this cost is built into the standard selling process. Factor this expense into your budget early if you're selling in one of those states.
## **Next steps to sell with certainty**
Now that you know what selling costs, you can explore your options and choose the path that fits your timeline and goals.
### **Get a competitive cash offer today**
Cash offers provide certainty and speed. You'll know exactly what you're getting, when you'll close, and what costs you're responsible for - all before you commit.
[Request your free offer](https://www.opendoor.com/address-entry) to see what Opendoor can pay for your home, with transparent fees and flexible closing dates.
**FAQs about the cost of selling a house**
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*Originally published at [https://www.opendoor.com/articles/how-much-does-it-cost-to-sell-a-house](https://www.opendoor.com/articles/how-much-does-it-cost-to-sell-a-house)*