How much does it cost to sell a house?

Expect to spend 8-10% of your home's sale price on selling costs. On a $400,000 home, that's $32,000-$40,000 including agent commissions (5-6%), closing costs (1-3%), and preparation expenses. Capital gains tax may also apply.

What are the closing costs for a seller?

Seller closing costs include title insurance ($1,000-$2,000), transfer taxes ($1,000-$5,000), attorney fees ($500-$1,500), prorated property taxes, and recording fees. These typically total 1-3% of the sale price.

Cost to Sell a House: Complete Breakdown of Seller Costs (2026)

Selling a home isn’t free — between commissions, closing costs, repairs, and taxes, you’ll spend significantly more than most people expect. Here’s every cost broken down.

Total Cost to Sell: Quick Summary

Cost Category	Percentage of Sale Price	On a $400K Home
Agent commissions	5-6%	$20,000-$24,000
Seller closing costs	1-3%	$4,000-$12,000
Pre-sale repairs/prep	1-2%	$4,000-$8,000
Staging	0.25-0.5%	$1,000-$2,000
Moving costs	—	$1,000-$5,000
Total	8-10%	$30,000-$51,000

Capital gains tax is additional if applicable.

Agent Commission Breakdown

After the 2024 NAR settlement, commission structures have shifted:

Commission Model	Seller Pays	Buyer Agent	Total
Traditional (pre-2024)	2.5-3%	2.5-3%	5-6%
Post-settlement (typical)	2.5-3%	0-3% (negotiable)	2.5-6%
Flat-fee listing	$3,000-$5,000	0-3%	$3,000-$17,000
FSBO (For Sale By Owner)	$0	0-3%	$0-$12,000
Discount broker	1-1.5%	0-3%	1-4.5%

Commission by Home Price

Sale Price	5% Commission	3% (seller only)	Flat Fee ($4,000)
$250,000	$12,500	$7,500	$4,000
$350,000	$17,500	$10,500	$4,000
$400,000	$20,000	$12,000	$4,000
$500,000	$25,000	$15,000	$4,000
$750,000	$37,500	$22,500	$4,000

Seller Closing Costs

Cost	Typical Amount
Title insurance (owner’s policy)	$1,000-$2,500
Transfer tax / recording fees	$500-$5,000
Attorney/settlement fees	$500-$1,500
Prorated property taxes	Varies
HOA transfer fees	$200-$500
Escrow fees	$500-$2,000
Outstanding liens/payoffs	Varies
Wire transfer fee	$25-$50
Total closing costs	$3,000-$12,000

Transfer Tax by State

State	Transfer Tax Rate	On $400K Sale
Texas	None	$0
Florida	$0.70 per $100	$2,800
California	$1.10 per $1,000	$440
New York	$4.00 per $1,000	$1,600
Pennsylvania	1-2% (split)	$2,000-$4,000
New Jersey	Variable (0.4-1%)	$1,600-$4,000
Illinois	$0.50 per $500	$400

Pre-Sale Preparation Costs

Expense	Average Cost	Worth It?
Deep cleaning	$200-$500	✅ Always
Carpet cleaning/replacement	$500-$3,000	✅ Yes
Interior paint (neutral colors)	$1,500-$4,000	✅ Yes
Landscaping/curb appeal	$500-$2,000	✅ Yes
Minor repairs (fixtures, caulking)	$300-$1,000	✅ Yes
Pre-listing inspection	$300-$500	⚠️ Optional
Professional staging	$1,000-$3,000/month	⚠️ In slow markets
Photography/videography	$200-$500	✅ Always
Major repairs (roof, HVAC, foundation)	$5,000-$20,000+	Depends on buyer negotiations

Mortgage Payoff Costs

Item	Typical Cost
Remaining mortgage balance	Varies
Prepayment penalty (if applicable)	0-2% of balance
Per diem interest (closing month)	$20-$60/day
Payoff statement fee	$25-$100

Capital Gains Tax on Home Sale

Situation	Taxable?	Details
Lived in home 2+ of last 5 years	$250K excluded (single) / $500K (married)	Most sellers pay $0
Gain under $250K/$500K exclusion	❌ No tax	No reporting needed
Gain over exclusion	✅ Taxed	0%, 15%, or 20% capital gains rate
Owned less than 1 year	✅ Short-term	Taxed as ordinary income (10-37%)
Lived in home less than 2 years	✅ (partial exclusion may apply)	Prorated if due to job, health, or unforeseen
Rental/investment property	✅ Fully taxed	No primary residence exclusion

Capital Gains Tax Example

Scenario	Purchase Price	Sale Price	Gain	Exclusion	Taxable Gain	Tax (15% rate)
Single, lived 3+ years	$250,000	$450,000	$200,000	$250,000	$0	$0
Married, lived 3+ years	$300,000	$700,000	$400,000	$500,000	$0	$0
Single, high appreciation	$200,000	$550,000	$350,000	$250,000	$100,000	$15,000
Investment property	$200,000	$400,000	$200,000	$0	$200,000	$30,000

Net Proceeds: What You’ll Actually Keep

Sale Price	Remaining Mortgage	Selling Costs (9%)	Net Proceeds
$300,000	$180,000	$27,000	$93,000
$400,000	$240,000	$36,000	$124,000
$500,000	$300,000	$45,000	$155,000
$600,000	$350,000	$54,000	$196,000
$750,000	$400,000	$67,500	$282,500

Key Takeaways

Expect to pay 8-10% of the sale price in total selling costs — $32K-$40K on a $400K home
Agent commissions are the largest cost at 5-6%, though alternatives can reduce this significantly
Pre-sale repairs and staging typically cost $5K-$10K but often help homes sell faster and for more
Most homeowners pay $0 in capital gains tax thanks to the $250K/$500K exclusion
Transfer taxes vary widely — from $0 in Texas to $4,000+ in NJ on a $400K sale
See our average closing costs data for detailed breakdowns by state

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