Calculator
Home Sale Cost Calculator
This calculator adds up the cost side of a home sale - commissions, seller closing costs, and typical prep and concession expenses - so you can see what you are actually spending before you get to net proceeds. The baseline is 8.5 percent of the sale price, which sits at the midpoint of the 8 to 10 percent total-cost-to-sell range the National Association of Realtors documents in its annual cost surveys. Adjust the commission approach and your state's cost tier, and the estimate shifts accordingly.
No sign-up, no email gate, and nothing leaves your browser - change any field and the number updates instantly. Use the result as a planning figure before you set your list price or make a move-up purchase contingent on proceeds, not as a closing statement substitute.
How this calculator works
The estimate starts at 8.5 percent of the sale price - the midpoint of the 8 to 10 percent total cost to sell that the National Association of Realtors consistently documents once commissions, seller-side closing costs, and typical pre-sale expenses are combined. That figure is then adjusted by two multipliers:
- Commission approach. A full-service listing with both sides paid by the seller (the historic norm and still the most common structure) anchors the calculation at 1.0. A discount or flat-fee listing arrangement - where the seller-side agent takes a reduced fee - pulls the estimate to roughly 78 percent of the full-service total. A for-sale-by-owner where only the buyer's agent is paid drops the commission component to roughly half, reflecting a 2.5 to 3 percent buyer-agent fee only. Our FSBO vs. realtor guide walks through what each approach trades away in service for the cost reduction.
- State cost tier. Seller-side closing costs - particularly transfer taxes, title insurance, and attorney fees - vary significantly by state. New York and Delaware, for example, impose transfer taxes that can add 1 to 2 percentage points above the national norm; many Midwestern and Southern states are meaningfully below it. The high-cost factor of 1.2 and low-cost factor of 0.85 approximate those bands. Our closing costs by state guide has line-item detail for every state.
The range shown is plus or minus 20 percent, which reflects how widely actual closing settlements vary for the same sale price - a $400,000 home in Manhattan and a $400,000 home in Indianapolis do not have the same closing table. If you want to understand exactly what is inside the total, start with closing costs explained.
What this calculator does not include
The estimate covers commissions, seller-side closing costs (title, transfer taxes, escrow, attorney where applicable), and a blended allowance for typical pre-sale prep - paint, landscaping, minor repairs - and seller concessions to the buyer. It does not include your mortgage payoff balance, capital gains tax if applicable, moving costs, or any carrying costs while the home is listed. Your actual net proceeds equal your gross sale price minus this cost estimate minus your remaining loan balance.
Frequently asked questions
How much does it cost to sell a $400,000 house?
At the typical 8 to 10 percent total cost to sell documented by the National Association of Realtors, a $400,000 sale runs roughly $32,000 to $40,000 in commissions, seller closing costs, and prep - with $34,000 as a common midpoint before state and commission adjustments.
What is included in the cost to sell a home?
The main buckets are real estate commissions (typically 5 to 6 percent of the sale price on a full-service listing), seller-side closing costs (title, transfer taxes, escrow, attorney fees), and pre-sale expenses such as staging, repairs, and any buyer concessions. Your mortgage payoff is separate.
Can I save money by selling without an agent?
Avoiding the listing-agent commission - typically 2.5 to 3 percent of the sale price - does reduce your cost to sell. FSBO sellers often still pay the buyer's agent 2.5 to 3 percent, so the savings are real but partial. Our FSBO guide explains the full tradeoff.
Do seller closing costs vary by state?
Yes, significantly. Transfer taxes and title insurance premiums are the biggest drivers. New York and Delaware impose transfer taxes that push total seller costs 1 to 2 points above the national norm; many Midwestern and Southern states run below it. See our closing costs by state guide for line-item detail.
Does this calculator store my information?
No. The calculation runs entirely in your browser. Nothing is sent to a server, and there is no sign-up or email gate. Adjust any field and the estimate updates instantly without leaving your device.