Selling a home · United States

Seller Net Proceeds Calculator

Work out the cash you actually receive at closing — after commission, taxes, fees and paying off your loan.

Your figures

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The agreed contract price, not your listing price.

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Ask your servicer for a payoff quote — it is higher than your balance.

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Negotiable, and increasingly split rather than paid wholly by the seller.

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Varies enormously by state and county. Some states charge nothing.

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Title-company states and attorney states handle this differently.

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Your share of the tax year up to the closing date.

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Credits toward the buyer’s closing costs or rate buy-down.

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Negotiated repairs, staging, home warranty, unpaid HOA dues.

Sale price
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Agent commission
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Transfer / excise tax
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Other selling costs
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Total cost of sale
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Mortgage payoff
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Estimated net proceeds—

The cash you receive at closing. This is not your profit — profit depends on what you originally paid.

This is an estimate

Closing costs vary by state, county and even by contract. The defaults above are national ballparks — replace them with figures from your listing agreement, payoff quote and settlement statement for a real number. Nothing here is financial, tax or legal advice.

The detail

What net proceeds actually means

Net proceeds is the money that lands in your account after your home sale closes. It is the sale price minus every cost of selling, minus whatever you still owe on the home. It is the number that matters when you are working out what you can afford next.

It is not your profit. Profit — the figure the IRS cares about — compares your sale price against your cost basis: what you originally paid, plus capital improvements, minus depreciation you may have claimed. Two sellers can walk away with identical net proceeds and have wildly different taxable gains. Conflating the two is the single most common mistake in home-sale math, and it is why a calculator that labels this output "profit" is quietly misleading you.

Line by line

The costs that come out of your sale price

Agent commission

Historically the seller paid a single commission — commonly around 5–6% — which was split between the listing agent and the buyer’s agent. Following the 2024 National Association of Realtors settlement, buyer-agent compensation is no longer advertised on the MLS and is negotiated separately. In practice this means the total you pay is more variable and more negotiable than older guidance suggests. Use the figure in your actual listing agreement rather than a rule of thumb.

Transfer and excise taxes

Most states levy a tax when a deed changes hands, and counties or cities often add their own on top. The spread is enormous: several states charge nothing at all, while some metros reach into the low single-digit percentages of the sale price. Because this is one of the largest and most location-dependent line items, it is worth confirming your specific county rate rather than accepting any default.

Title, escrow and attorney fees

How your closing is handled depends on where you are. Much of the country closes through a title or escrow company; a number of states conduct closings through a real estate attorney. Which model applies changes both who does the work and what it costs. Owner’s title insurance is customarily paid by the seller in some markets and by the buyer in others — local custom, not law, usually decides.

Prorated property taxes

Property taxes are settled up at closing. You are responsible for the portion of the tax year during which you owned the home, and that amount is deducted from your proceeds. Whether your jurisdiction bills in arrears or in advance determines whether this shows up as a debit or a credit — another reason the settlement statement is the only authoritative source.

Concessions and repairs

Buyers frequently ask for a credit toward their closing costs or an interest-rate buy-down, and inspection negotiations often produce repair credits. These reduce your proceeds just as surely as a fee does, even though they never appear as a "cost" in the listing conversation. When rates are high, concessions tend to grow — they are often the mechanism by which a headline sale price is preserved.

Mortgage payoff

Your payoff amount is not the balance shown on your last statement. It includes interest accrued to the closing date, and may include a recording or payoff-processing fee. Request a formal payoff quote from your servicer — it is valid only through a stated date, which is why sellers who close late occasionally find themselves a few hundred dollars short.

Before you list

Run it again once you have real numbers

The estimate is only as good as what you put in. Once you have a signed listing agreement, a payoff quote from your servicer and a closing date, come back and replace the defaults — that version is the one worth planning around. Free, no account, and nothing you type is sent anywhere.