Selling a house in the U.S. typically costs 10% to 15% of the final sale price. That range includes agent commissions, closing costs, repairs, staging, and moving expenses. According to Experian, this holds across most U.S. markets in 2026. On a $300,000 home, total selling costs run $30,000 to $45,000. On a $500,000 home, expect $50,000 to $75,000 before mortgage payoff.
The single largest cost is the agent commission, typically 5% to 6% of the sale price. Seller closing costs add another 1% to 3%. Home prep, staging, and moving contribute the remaining 1% to 3%. One major change for sellers in 2026: the August 2024 NAR settlement restructured how buyer-agent compensation works. That portion is now a separately negotiated item, not an automatic seller expense.
This guide covers every cost category in detail, how closing costs break down at $300k, $400k, and $500k, how to calculate your net proceeds step by step, and the least expensive ways to sell in 2026.
Cost to Sell a House
- What Does It Cost to Sell a House?
- Real Estate Agent Commission Costs
- Seller Closing Costs Breakdown
- Home Prep, Repairs, and Staging Costs
- Moving Costs When You Sell
- Capital Gains Tax on a Home Sale
- How Much Will You Net from Your Home Sale?
- What Is the Least Expensive Way to Sell?
- Cost to Sell a House by State
- Conclusion
- Frequently Asked Questions
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What Does It Cost to Sell a House?
Selling a home involves four cost buckets: agent commissions, seller closing costs, home preparation and staging, and moving expenses. Each varies by state, home price, and how you choose to sell. Knowing each bucket before you list helps you project realistic net proceeds.
The 10%, 15% Rule in Real Dollars
The cost to sell a house breaks into three main parts. Agent commissions make up the largest share, roughly 5% to 6% of the sale price. Seller closing costs add 1% to 3%. Home prep and moving contribute the remaining 1% to 3%.
Per Experian’s seller cost data, this 10% to 15% total holds across a wide range of prices and markets. The commission is the biggest check you’ll write. On a $400,000 home at 5%, that’s $20,000 before any closing or prep expense.
Cost Breakdown at a Glance
| Cost Category | % of Sale Price | $300k Home | $400k Home | $500k Home |
|---|---|---|---|---|
| Agent commissions | 5%, 6% | $15,000, $18,000 | $20,000, $24,000 | $25,000, $30,000 |
| Seller closing costs | 1%, 3% | $3,000, $9,000 | $4,000, $12,000 | $5,000, $15,000 |
| Prep, repairs, and staging | 1%, 3% | $3,000, $9,000 | $4,000, $12,000 | $5,000, $15,000 |
| Moving costs | Variable | $882, $2,567 | $882, $2,567 | $882, $2,567 |
| Total estimated | 10%, 15% | $30,000, $45,000 | $40,000, $60,000 | $50,000, $75,000 |
Based on Experian and Kiplinger seller cost data, 2026. Verify current rates with a local agent or title company before listing.
Real Estate Agent Commission Costs
The real estate agent commission is the largest single selling cost for most homeowners. It also changed most after the August 2024 NAR settlement. Understanding the current commission structure is key to projecting your actual home selling costs in 2026.
How Agent Commissions Work in 2026
Before August 2024, sellers routinely paid both their listing agent and the buyer’s agent through the MLS. The combined commission totaled 5% to 6%. That structure is no longer the automatic default. The listing-agent portion still runs roughly 2.5% to 3% in most markets. What changed is the buyer-agent side.
Buyers must now sign a written buyer-broker agreement before touring homes. Whether the seller contributes to the buyer-agent fee is negotiated separately from the MLS listing. This gives sellers a real chance to reduce total commission below the historical 5% to 6% range.
Do Sellers Still Pay the Buyer’s Agent?
Sellers are not required to offer buyer-agent compensation through the MLS. Per NAR settlement terms, the August 17, 2024 rule changes removed that requirement. All buyer-agent compensation is now a matter of direct negotiation. Many sellers still choose to offer some compensation, typically 0% to 3%, to broaden their buyer pool. In strong seller’s markets, many offer nothing and let buyers handle the fee themselves.
| Agent Type | Pre-Settlement Rate | 2026 Negotiated Range |
|---|---|---|
| Listing agent | 2.5%, 3% | 2.5%, 3% (largely unchanged) |
| Buyer’s agent | 2.5%, 3% | 0%, 3% (separately negotiated) |
| Total commission | 5%, 6% | 2.5%, 6% |
Based on NAR settlement data, effective August 17, 2024. All commission rates are negotiable.
Commission Rates at Different Sale Prices
The real estate agent commission scales directly with your home’s price. On a $400,000 home, each percentage point in total commission equals $4,000. The table below shows commission costs at 5% and 6% across three common price points.
| Sale Price | 5% Total Commission | 6% Total Commission |
|---|---|---|
| $300,000 | $15,000 | $18,000 |
| $400,000 | $20,000 | $24,000 |
| $500,000 | $25,000 | $30,000 |
Negotiating the buyer-agent portion down to 1% can reduce total commission on a $400,000 home from $20,000 to around $14,000. Eliminating it entirely cuts it to $10,000. That savings goes directly into your net proceeds.
Seller Closing Costs Breakdown
Closing costs when selling a house typically run 1% to 3% of the sale price, separate from agent commissions. These fees cover title work, government taxes, and escrow administration. The exact total varies by state. Transfer taxes, attorney requirements, and title insurance conventions all differ across state lines.
What’s Included in Seller Closing Costs
The most common seller closing costs are listed below. Use Fannie Mae’s closing calculator to get a state-specific estimate early in your planning.
| Line Item | Typical Cost |
|---|---|
| Title insurance (owner’s policy) | $500, $2,000 |
| Transfer taxes | $0, 2% of sale price (by state) |
| Escrow fees | $350, $700 |
| Recording fees | $50, $150 |
| Closing attorney fee (required states only) | $500, $1,500 |
| Prorated property taxes | Varies by closing date |
Transfer taxes vary more than any other line item. Thirteen states, including Texas, Montana, and Alaska, charge no transfer tax at all. Delaware charges roughly 2% of the sale price. New York City sellers face a combined transfer tax near 1.4% on the seller’s side alone.
Closing Costs on a $300,000 Home
Seller closing costs on a $300,000 home typically run $3,000 to $9,000, not counting agent commissions. Title insurance, transfer taxes, and escrow fees account for most of that spread. Bankrate’s closing fee breakdown shows how these figures vary by state. In states without transfer taxes, your total lands toward the lower end. In states with a 2% transfer tax, seller closing costs on a $300,000 home can reach or exceed $9,000.
Closing Costs on a $400,000 Home
Seller closing costs on a $400,000 home typically run $4,000 to $12,000. Title insurance premiums scale with the home’s price. Transfer taxes are also a percentage of the sale price, so both rise at higher price points. Request a preliminary settlement statement from your title company after you have an accepted offer. That document itemizes every line item before you reach the closing table.
Home Prep, Repairs, and Staging Costs
How much you invest in repairs depends on your home’s condition, your target buyers, and your agent’s advice. Most sellers spend 1% to 3% of their sale price on preparation. Sellers whose homes are already in good shape often spend much less.
Pre-Listing Repairs: What Sellers Spend
Minor repairs typically cost $500 to $5,000. They cover items like fresh paint, caulking, fixture replacements, and basic landscaping. Major repairs, such as a roof, HVAC system, or foundation, run $5,000 to $35,000 or more. Many sellers skip major repairs entirely. They either price the home to reflect its condition or offer a buyer credit at closing.
If you’re weighing repair costs against selling as-is, the guide to selling as-is in Austin walks through how that trade-off plays out in a real market, including typical price discounts and which repairs tend to be worth completing.
Professional Home Staging Costs
Professional staging typically costs $1,000 to $3,000 for a 3-month engagement, per Kiplinger’s pre-sale breakdown. Vacant homes cost more because furniture must be rented. Occupied homes often cost less, using existing pieces with professional rearrangement and decluttering.
Staging costs are generally a positive investment. Staged homes tend to sell faster and closer to the list price than comparable unstaged properties. For sellers targeting the upper range of their price point, staging typically pays for itself through a higher final sale price.
Pre-Inspection Costs
A pre-listing inspection costs $300 to $500 and is optional. It surfaces issues before a buyer’s inspector finds them. That gives you more control over how each problem gets handled. Sellers who skip this step sometimes face renegotiation or deal cancellations after a buyer’s inspection contingency turns up unexpected problems.
Moving Costs When You Sell
Moving costs don’t appear on the closing disclosure, but they reduce what you keep from the sale. The range varies based on distance, home size, and whether you hire movers or do it yourself. These are real home selling costs that belong in your pre-listing budget.
Local Move Costs
A local move with professional movers typically costs $882 to $2,567, per Angi’s moving cost data. That covers a mid-size home with a professional crew and truck for one day. A DIY truck rental for a local move runs $200 to $800. Truck size and distance drive most of that variation.
Long-Distance Move Costs
Long-distance moves with professional movers typically cost $4,000 to $8,000. Full-service moves, including packing, loading, transport, and unpacking for a large home, can exceed $10,000. Get at least three quotes from licensed interstate movers and book several weeks in advance. Moving company rates tighten during peak summer selling season.
Capital Gains Tax on a Home Sale
Capital gains tax on a home sale depends on how much profit you made and whether your home qualifies for the primary residence exclusion. Most sellers owe nothing. But the rules carry specific requirements. Sellers of rental or investment properties face different and more costly treatment.
The $250,000 and $500,000 Exclusion
Per IRS Publication 523, sellers of a primary residence can exclude up to $250,000 in capital gain (single filer) or $500,000 (married filing jointly) from federal capital gains tax. These exclusions apply to your net gain. That’s your sale price minus your adjusted cost basis, which is your purchase price plus capital improvements. Most long-term homeowners in average-priced markets owe nothing on the sale.
When You Owe Capital Gains Tax
The 2-of-5 year rule determines whether you qualify for the exclusion. You must have owned and lived in the home as your primary residence for at least 2 of the past 5 years before the sale date. If you don’t qualify, the full gain is taxable. Rental property owners who never lived in the property, or who moved out more than 3 years before selling, owe capital gains tax on 100% of the gain, with no exclusion available.
Gains above the exclusion amount are also taxable. A married couple with a $600,000 gain excludes $500,000 and owes tax on the remaining $100,000.
Capital Gains Rates in 2026
Long-term capital gains rates apply when you’ve held the home for more than one year. The approximate 2026 income thresholds are shown below. Confirm current IRS brackets before relying on these figures, as thresholds adjust annually for inflation.
| Filing Status | 0% Rate | 15% Rate | 20% Rate |
|---|---|---|---|
| Single | Below ~$47,025 | $47,025, $518,900 | Above $518,900 |
| Married filing jointly | Below ~$94,050 | $94,050, $583,750 | Above $583,750 |
Most sellers who qualify for the primary residence exclusion owe zero federal capital gains tax. Short-term gains from homes held one year or less are taxed as ordinary income, at rates up to 37%.
How Much Will You Net from Your Home Sale?
Your net proceeds equal your sale price minus every cost: agent commissions, seller closing costs, prep and staging, moving expenses, and your mortgage payoff. Running this calculation before you list gives you a realistic picture of what you’ll actually keep.
Net Proceeds Formula
name: How to Calculate Your Net Home Sale Proceeds
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Start with your expected sale price. Use recent comparable sales, a licensed appraiser’s estimate, or your agent’s comparative market analysis (CMA). This is your gross starting number. Every cost below subtracts from it.
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Subtract total agent commissions. Multiply your sale price by the total commission rate you’ve agreed to. Post-NAR settlement, that’s typically 3% to 5% if you negotiate the buyer-agent side, or up to 6% if you cover both. On a $400,000 home at 5%, subtract $20,000.
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Subtract seller closing costs. Multiply your sale price by your estimated closing cost rate (1% to 3% depending on state). On a $400,000 home at 2%, subtract $8,000. Your title company can provide an estimate shortly after you list.
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Subtract home prep and repair costs. Total your actual or estimated spending on pre-listing repairs, staging, and a pre-listing inspection. If you don’t have estimates yet, use $3,000 as a conservative placeholder.
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Subtract your moving costs. Local move with professional movers: $882 to $2,567. Long-distance: $4,000 to $8,000. Use your actual moving quote when you have one.
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Subtract your mortgage payoff amount. Request a formal payoff statement from your lender, not just your displayed account balance. The payoff includes accrued interest through the closing date. This is the single largest deduction for most sellers.
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The remainder is your estimated net proceeds. If any portion of your gain exceeds the capital gains exclusion ($250,000 single or $500,000 married), subtract your estimated capital gains tax to find your true after-tax take-home.
Net Proceeds at $300k, $400k, and $500k
The table below shows estimated net proceeds before mortgage payoff. It uses a 5% total commission, 2% seller closing costs, $3,000 in prep costs, and $1,500 in moving costs.
| Sale Price | Commission (5%) | Closing Costs (2%) | Prep + Moving | Net Before Payoff |
|---|---|---|---|---|
| $300,000 | $15,000 | $6,000 | $4,500 | $274,500 |
| $400,000 | $20,000 | $8,000 | $4,500 | $367,500 |
| $500,000 | $25,000 | $10,000 | $4,500 | $460,500 |
These estimates assume no mortgage balance. Subtract your remaining loan payoff from the “Net Before Payoff” figure to find your actual cash at closing. Sellers who negotiated a lower commission will keep more. Sellers in high-transfer-tax states will keep less.
What Is the Least Expensive Way to Sell?
Knowing how much it costs to sell a house by owner is the starting point for comparing selling methods. FSBO with a flat-fee MLS listing removes the listing-agent commission, saving 2.5% to 3%. Cash buyer platforms remove the listing commission entirely and close faster. Each approach has real trade-offs alongside the cost savings.
FSBO: Real Savings and Real Trade-Offs
How much does it cost to sell a house by owner? FSBO sellers on a median-priced home typically pay $10,000 to $20,000 in total selling costs, based on NAR’s annual Profile of Home Buyers and Sellers. That compares to $20,000 to $35,000 with a full-service agent. The savings come from cutting the listing-agent commission at 2.5% to 3%. On a $400,000 home, that’s $10,000 to $12,000 back on the listing side alone.
FSBO sellers still pay seller closing costs (1% to 3%) and typically offer some buyer-agent compensation (0% to 3%) to attract buyers. You’re also responsible for all marketing, showings, negotiations, and contract paperwork. NAR data shows FSBO homes sell for less than agent-listed homes on average, which can partly offset the commission savings.
Flat-Fee MLS Listings
A flat-fee MLS service charges $99 to $500 to post your home on the MLS. That puts your listing in front of buyer agents and their clients without a full listing agreement. You avoid the listing-agent commission and keep full control over negotiations and showings.
For a detailed look at FSBO costs in one of the country’s most expensive markets, the guide to selling FSBO in California breaks down every line item. The commission savings on a median-priced California home are much larger than the national average. That makes flat-fee MLS listings especially compelling in that market.
Cash Buyers and iBuyers
Selling to a cash buyer through a marketplace removes the listing-agent commission entirely. On a $400,000 home, that’s $10,000 to $12,000 in listing-side savings, and often more when you also negotiate the buyer-agent contribution to zero. Most cash sales close in 7 to 30 days. There are no repair requests, no open houses, and no deal-fall-through risk from a buyer’s financing contingency.
Cash offers may land slightly below the open-market price. Whether the net result beats a traditional sale depends on your market, your home’s condition, and how much you value speed and certainty. To compare real offers from vetted cash buyers side by side, you can request competing bids from multiple buyers before committing to any single offer.
Side-by-Side Cost Comparison
| Method | Typical Seller Cost | Savings vs. Traditional | Key Trade-Off | Avg. Close Time |
|---|---|---|---|---|
| Traditional agent (full commission) | 5%, 6% of sale price | None (baseline) | Full service, broadest buyer pool | 30, 60 days |
| Discount/low-commission agent | 1%, 1.5% listing + buyer-agent | Save 1.5%, 2% listing side | Less support than full service | 30, 60 days |
| FSBO + flat-fee MLS | $99, $500 + buyer-agent | Save 2.5%, 3% listing side | Self-manage all steps | 30, 60 days |
| Cash buyer or iBuyer | No listing commission | Save 2.5%, 3%+ listing side | Offer may be below market | 7, 30 days |
Based on NAR and general market data, 2026. Savings estimates assume a $400,000 sale price at a 2.5% listing-agent baseline.
Cost to Sell a House by State
The cost to sell a house varies by state. Transfer taxes, attorney-closing requirements, and local commission norms all differ. The state guides below cover FSBO costs for three states where detailed breakdowns are available. Sellers in other states should confirm local transfer tax rates and attorney-closing requirements with a licensed real estate professional in their area.
FSBO costs by state:
For sellers going without an agent in a state with complex transfer taxes and attorney requirements, the guide to FSBO in New Jersey covers the full cost breakdown for that market.
Conclusion
The total cost to sell a house in 2026 runs 10% to 15% of your final sale price. That includes agent commissions, seller closing costs, home prep, and moving expenses. The biggest change from prior years is on commissions. Post-NAR settlement rules mean the buyer-agent portion is now a negotiated item, not an automatic seller expense. Sellers who negotiate actively can cut the single largest cost in the transaction.
Your net proceeds also depend on what you invest in preparation, your local transfer tax rate, and whether any portion of your gain is taxable. Running the net proceeds formula before you list gives you a realistic baseline for what you’ll walk away with.
Agent commissions account for the largest portion of your home selling costs, typically $20,000 or more on a $400,000 home. Through iBuyer.com, multiple vetted cash buyers compete for your property, so you skip the listing agent and that fee entirely. Most sellers receive initial offers within 24 to 48 hours and can close in as little as 7 days. Compare real cash offers from buyers on iBuyer.com and see how your net proceeds stack up against a traditional agent sale. No obligation to accept.
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Frequently Asked Questions
Selling a $300,000 house typically costs $30,000 to $45,000 total, roughly 10% to 15% of the sale price. Agent commissions at 5% to 6% account for $15,000 to $18,000 alone. Seller closing costs add $3,000 to $9,000. Prep, repairs, staging, and moving typically add $2,000 to $5,000 more, not counting mortgage payoff.
Selling a $400,000 house typically costs $40,000 to $60,000 in total selling expenses. Agent commissions at 5% to 6% equal $20,000 to $24,000. Seller closing costs add $4,000 to $12,000. Staging, repairs, and moving account for the rest. Net proceeds are further reduced by any outstanding mortgage balance.
Selling a $500,000 house typically costs $50,000 to $75,000, covering agent commissions, closing costs, prep, and moving. Agent commissions at 5% to 6% account for $25,000 to $30,000. Closing costs add $5,000 to $15,000. Sellers in competitive markets often invest $2,000 to $5,000 in staging at this price point to maximize the final sale price.
Closing costs when selling a house typically run 1% to 3% of the sale price, which equals $3,000 to $9,000 on a $300,000 home. Common line items include title insurance ($500 to $2,000), transfer taxes (0% to 2% by state), escrow fees ($350 to $700), and recording fees ($50 to $150). Attorney-required states add $500 to $1,500 in closing attorney fees.
The real estate agent commission in 2026 typically totals 5% to 6% of the sale price, with the buyer-agent portion now separately negotiated after the August 2024 NAR settlement. The listing-agent side still runs roughly 2.5% to 3%. Sellers can offer 0% to 3% in buyer-agent compensation, and many are negotiating below the historical norm.
Most homeowners owe no capital gains tax when selling a primary residence, because gains up to $250,000 (single) or $500,000 (married filing jointly) are excluded. You must meet the 2-of-5 year rule: owning and using the home as your primary residence for at least 2 of the past 5 years. Gains above the exclusion are taxed at 0%, 15%, or 20% depending on your income.
FSBO combined with a flat-fee MLS listing is typically the least expensive traditional method, saving sellers 2.5% to 3% in listing-agent commission. On a $400,000 home, that saves roughly $10,000 to $12,000 in listing fees. Cash buyer platforms offer another route: no agent commission, faster close, and fewer contingencies, though the offer may be slightly below open-market value.
Professional home staging typically costs $1,000 to $3,000 for a 3-month engagement, depending on home size and the number of rooms staged. Vacant homes cost more because furniture must be rented. Staged homes consistently sell faster and closer to asking price than comparable unstaged properties, making staging a net-positive investment for most sellers.
Selling without a realtor (FSBO) typically costs $10,000 to $20,000 on a median-priced home, compared to $20,000 to $35,000 with a full-service agent. You still pay seller closing costs (1% to 3%), optional buyer-agent compensation (0% to 3%), and a flat-fee MLS listing fee ($99 to $500) if you want MLS access without a listing agreement.
Sellers typically pay title insurance, transfer taxes, escrow fees, recording fees, and prorated property taxes at closing. In the roughly 20 states that require real estate attorneys at closing, attorney fees of $500 to $1,500 are also standard. Total seller closing costs generally run 1% to 3% of the sale price, separate from agent commissions.
Your remaining mortgage balance is paid off at closing from your sale proceeds before you receive any net funds. The title company or closing attorney wires the payoff amount directly to your lender. Request a formal payoff statement from your lender rather than relying on your displayed account balance, because the payoff includes accrued interest through the closing date.
Seller concessions are amounts the seller credits to the buyer at closing, typically to cover some or all of the buyer’s closing costs. Concessions typically range from 1% to 3% of the sale price and are negotiated in the purchase agreement. From the seller’s perspective, a concession reduces net proceeds by the same dollar amount as a price reduction.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
