Seller Closing Cost Calculator (2026)
Estimate your home sale net proceeds — see exactly what you will walk away with after agent commissions, transfer taxes, title fees, and mortgage payoff.
State Transfer Tax Rates (2026)
| State | Rate | On $400k | Paid By |
|---|---|---|---|
| Texas | $0 | $0 | N/A |
| Florida | $0.70/$100 | $2,800 | Seller (most) |
| California (county) | $1.10/$1,000 | $440 | Seller |
| LA City extra | +$4.50/$1,000 | +$1,800 | Seller |
| New York State | $4/$1,000 | $1,600 | Seller |
| Maryland | $7/$1,000 | $2,800 | Split |
| Pennsylvania | 2% of price | $8,000 | Split 50/50 |
| Delaware | 4% of price | $16,000 | Split 50/50 |
County, city, and local surtaxes may apply on top of state rate.
2024 NAR Settlement: What Changed
Since August 2024, sellers are no longer required to offer buyer agent compensation through the MLS. Key changes:
- Buyers must sign written representation agreement before touring
- Seller commissions are fully negotiable — no standard rate
- Many sellers still offer 2%–3% buyer comp to maximize buyer pool
- Flat-fee listing services have become more competitive
7 Proven Ways to Maximize Your Net Proceeds
1. Negotiate Your Listing Commission
The listing agent commission is typically your largest negotiable cost. Post-NAR settlement, there is no standard rate. Interview 2–3 agents and ask each to justify their commission. A 1% reduction on a $400,000 home saves $4,000 at closing.
2. Price Strategically to Avoid Reductions
Homes requiring price reductions lose an average of 2%–4% more than properly priced homes. Work with your agent to analyze recent comparable sales and price within 2%–3% of fair market value. Every $10,000 in unnecessary price reductions costs you $300–$600 per day of carrying costs plus the reduced proceeds.
3. Make Only Strategic Pre-Sale Repairs
Focus on inspection-flagged items (roof, HVAC, plumbing) that buyers will use to renegotiate. Avoid major cosmetic renovations where you rarely recover the cost. A $20,000 kitchen remodel typically returns only 50%–70% ROI at resale.
4. Offer a Home Warranty Instead of Large Repair Credits
A 1-year home warranty ($400–$700) is far cheaper than a $3,000–$5,000 repair credit. It protects the buyer from post-closing surprises while capping your out-of-pocket liability.
5. Review Your Mortgage Payoff Carefully
Request a 30-day payoff quote from your lender, not just your current balance. Payoff includes accrued interest and sometimes prepayment fees. If you have a prepayment penalty clause, calculate whether it is cheaper to hold longer or pay the penalty.
6. Understand the Section 121 Capital Gains Exclusion
Single sellers can exclude up to $250,000 in capital gains; married couples up to $500,000 — provided you have lived in the home as a primary residence for 2 of the last 5 years. You can add qualifying improvement costs to your cost basis, reducing taxable gain. Consult a CPA before listing.
7. Close at Month-End to Minimize Buyer Carrying Costs
Closing at the end of the month minimizes prepaid interest owed by the buyer, improving their cash-to-close and incentivizing higher offers. Spring closings (March–June) historically produce 5%–8% more buyer traffic in most US markets.