The Real Cost of Selling a Home

What selling actually costs — so your net proceeds don't surprise you.

Most sellers focus on the sale price, but the number that matters when you're planning your next move is what you actually walk away with. There are costs at every stage of a sale, and some of them show up before your home is even listed.

This guide is for anyone who wants to budget ahead so nothing catches them off guard. Not every cost will apply to you, and the amounts depend on things like your home's age and price, whether you do the work yourself, and the market.

Before you list

Getting market-ready usually means spending some money up front:

• Cleaning, whether you do it yourself or hire it out
• Curb appeal, like a freshly painted front door, new flowers, trimmed trees and fresh mulch
• Repairs you've been putting off, big or small
• Improvements and updates, though not every upgrade earns back what it costs, so talk with your agent before starting a project
• Staging, which doesn't have to be expensive and can often use things you already own

Once you're under contract

This is where most of the bigger line items land.

• Inspection repairs. Even if you fixed things before listing, the buyer's inspection may turn up more to negotiate.
• Commission. It's typically paid to the listing brokerage at closing. It's negotiable and isn't set by law, so understand the amount and what it covers before you sign.
• Seller concessions. Depending on the market, you might agree to cover some of the buyer's costs, such as a home warranty or termite bond.
• Closing costs. In Georgia, closings are handled by a closing attorney, and your share of title and legal fees, along with prorated property taxes and any HOA dues, will be on your settlement statement.
• HOA charges tied to the sale, like disclosure or document preparation fees, plus any outstanding fines.
• Mortgage payoff. Check your loan documents for a prepayment penalty or payoff fees, and call your lender if you're not sure.

And remember, you'll keep paying the mortgage, taxes, insurance, utilities and HOA dues right up to closing day. Your lender and closing attorney can confirm the exact figures, and a CPA can answer any tax questions about your sale.

Moving out

It's funny how often the move itself gets left out of the budget. Plan for:

• A move-out cleaning, which buyers sometimes request or the contract may call for
• Movers, a truck, boxes, tape and other packing supplies, plus storage if you need it
• A place to stay between homes, or the cost of carrying two homes if you buy before you sell
• Pizza for the friends who help carry boxes

The free guide breaks down every cost by stage so you can build your own budget.

Common questions about the cost of selling a home

Who pays the real estate commission when I sell?

In most sales, the seller pays the listing brokerage at closing. There's no standard rate and it isn't set by law. It's negotiable and agreed on in your listing agreement.

How can I find out what I'll actually net?

Ask for a net sheet. I can put one together for your home that shows what you'd walk away with under different sale scenarios.