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.

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. 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.

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 agreeing to pay some or all closing costs to the buyer. In Q1-2025, roughly 44% of U.S. home sales included seller concessions (credits toward closing costs, repairs, or rate buydowns); local shares range widely.

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.

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.

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 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. 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 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. 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 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, with all fees disclosed upfront.

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 to see what Opendoor can pay for your home, with transparent fees and flexible closing dates.

FAQs about the cost of selling a house

What happens if my home has little or no equity?

Low equity means most or all of your sale proceeds go toward paying off your mortgage and covering closing costs. In some cases, you might bring cash to closing if you owe more than the home's worth - a situation called being "underwater."

If you're in this position, talk with your lender about a short sale, where they agree to accept less than the full loan balance.

Do I pay commission when selling to an iBuyer?

iBuyers like Opendoor don't charge traditional real estate commissions because no agents are involved. Instead, they charge a service fee that's built into the cash offer price you receive.

All fees are disclosed upfront in your offer, so you know exactly what you'll net before accepting.

How long does a cash offer stay valid?

Most cash offers from iBuyers remain valid for several days, giving you time to review the terms and compare with other options. Opendoor typically provides offers valid for three to seven days.

Traditional cash offers from individual buyers usually have shorter windows - often 24 to 72 hours - because buyers are competing in the market.

This guide is educational and not legal, tax, or financial advice. For personal guidance, consult a licensed professional.