Free tool
What does it really cost to sell a house?
Sellers are often surprised at closing. This tool lists every common cost of a traditional sale so you can see the total and your net before you decide how to sell.
Results
Enter your numbers and press Calculate. Nothing here is an offer or an appraisal.
How it's calculated
The math, in plain language
Formula
- Total cost = commission + title/closing + concessions + repairs and prep + (months × monthly holding cost).
- Net proceeds = sale price − total cost − mortgage payoff. Property-tax prorations and HOA transfer fees also appear on a Texas closing statement; add them to the closing-fee percentage if they're significant for you.
Assumptions and limits
- All defaults are editable examples. Commission is negotiable and varies; title premiums in Texas are set by the state and depend on price.
- Concessions are what a buyer negotiates after inspection or as help with their closing costs; some sales have none.
- This tool is for general planning only. It is not an offer, an appraisal, or legal, tax, or financial advice. Results depend entirely on the numbers you enter.
FAQ
Common questions
Which of these costs go away with a direct cash sale?
Typically commission, repairs, staging, and most of the holding time; we also cover standard seller closing costs. Concessions become part of the offer instead of a surprise later.
Who pays the title policy in Texas?
By custom the seller pays the owner's policy and the buyer pays the lender's policy, but it's negotiable in the contract.
What's not on this list?
Property-tax proration for the part of the year you owned the house, HOA transfer/resale certificate fees, home warranty if offered, and any liens. Add them to closing costs if they apply.
Keep going
Related tools and guides
More free tools
- Cash offer vs. listing calculator
Side-by-side net proceeds: a cash offer today versus listing with an agent after costs and time.
- Inherited house proceeds
From sale price to per-heir share after payoff, taxes, liens, estate costs, and selling costs.
- Repair first or sell as-is?
Renovate-then-list net versus sell-as-is net, including overruns, time, and selling costs.
Houston guides
- Sell my house fast
What actually makes a sale slow, and how a direct cash purchase removes those steps.
- Cash home buyers
How direct buyers calculate offers, what to ask any cash buyer, and red flags to watch for.
- House that needs repairs
Fix-and-list versus sell-as-is: which repairs pay back, which don't, and how to compare the two honestly.
Want to discuss an actual offer?
The calculator uses your guesses. We use real comparable sales and a walkthrough. Enter the address — it's free and there's no obligation.