Updated October 2026. Figures checked against NAR’s September 2026 sales report, the Florida Department of Revenue, CFPB pages on payoff amounts and the Closing Disclosure, IRS Publication 523, NAR’s concessions guide and Freddie Mac’s rate survey, read October 28, 2026.
A cost of selling a home calculator runs one formula: sale price, minus your mortgage payoff, minus fees, transfer taxes, prorated bills and any credits to the buyer, equals your net proceeds. As of October 2026, on NAR’s September median of $417,500, every 1% of cost is $4,175, so small inputs move the answer by thousands.
Jump to: 🪜 The formula · 💲 Worked example · 🏠 Three scenarios · 📍 Tricky inputs · ⏱️ Taxes · ❓ FAQ
Key takeaways
- Use the lender’s payoff amount, not your statement balance: payoff adds interest through the payoff day and any unpaid fees (CFPB).
- Florida deed tax is 70 cents per $100 of price (60 cents in Miami-Dade, plus a 45-cent surtax unless the deed transfers only a single-family home), or $2,922.50 on $417,500.
- On our $417,500 example, the gap between a $99 flat fee with no buyer-agent offer and a 5% total commission is about $20,800.
- The IRS lets most owners exclude up to $250,000 of gain ($500,000 married filing jointly), and selling expenses lower the gain.
Most online calculators ask for the same five or six numbers, then hide the math. Below we show the math, so you can check any calculator’s answer or build your own in a spreadsheet. For a full list of every cost a seller might face, see our companion guide on the true cost of selling your home.
What formula does a home sale calculator use?
Here it is in plain words:
Net proceeds = sale price − mortgage payoff − listing fee − buyer-agent compensation you agree to pay − transfer taxes − title and settlement fees − prorated taxes and dues − concessions and repair credits.
Some lines are a percent of the price, like commission and transfer tax. Some are fixed, like a flat listing fee. Some depend on dates, like prorations and payoff interest. A good calculator treats each kind its own way. A weak one uses one blended percent for everything. That hides the very lines you can change.
The IRS uses a close cousin of this formula. In Publication 523, the price minus selling expenses is the “amount realized”. Take away your adjusted basis and you get your gain or loss. So the same sheet feeds your tax estimate too.
What does the math look like on a real number?
Let’s run a Florida home outside Miami-Dade at NAR’s September 2026 median price of $417,500. We’ll assume a $250,000 mortgage payoff, $6,000 a year in property tax not yet paid, and a closing on October 30.
| Line | How it’s figured | Amount |
|---|---|---|
| Sale price | Contract price | $417,500 |
| Mortgage payoff | Lender’s payoff statement (assumed) | −$250,000 |
| Listing fee | Beycome Basic flat fee, paid upfront | −$99 |
| Buyer-agent compensation | Seller’s choice; $0 in this line | $0 |
| Florida deed tax | $0.70 per $100 × $417,500 | −$2,922.50 |
| Settlement fee | Beycome Title Florida, prepaid at checkout | −$99 |
| Property tax proration | $6,000 × 303 days ÷ 365, credited to the buyer | −$4,980.82 |
| Concessions and repair credits | None in this line | $0 |
| Estimated net before title insurance, recording and other fees | $159,398.68 |
Leave a line for what your title company will quote. That can mean the owner’s title policy, if your contract has you pay it, plus recording fees, HOA letters or a survey. Ask for a seller net sheet once you’re under contract. Beycome Title closes sales in Florida, Texas, Michigan, Ohio, Illinois and Indiana; the Texas settlement fee is $299 per side.
How do three common scenarios compare?
Same house, same payoff and taxes. Only the agent lines change. The percentages here are examples only.
| Scenario | Agent-related cost | Estimated net |
|---|---|---|
| A. $99 flat fee, no buyer-agent offer | $99 | $159,399 |
| B. $99 flat fee, seller offers buyer’s agent 2% | $99 + $8,350 | $151,049 |
| C. 5% total commission (both agents) | $20,875 (settlement fee still $99) | $138,623 |
Scenario C replaces the flat fee with a percentage on both sides and keeps every other line the same. These figures are examples only: commissions are not set by law or NAR rules and are negotiable; sellers choose whether to offer buyer-agent compensation, and how much; and since August 17, 2024, such offers can’t be shown on the MLS. Plug in what you’ve actually agreed.
Do you need an agent at all? No, it’s not required; it’s your choice. A full-service agent handles pricing, marketing, showings and negotiation; a flat fee listing leaves more of that to you and more of the price in your pocket. Our commission calculator guide works the agent lines in more detail.
Which inputs do people get wrong?
Payoff, not balance. The CFPB says your payoff amount adds interest through the day you pay off the loan. It may add unpaid fees or a prepayment penalty too. So it’s higher than the balance on your statement. Request a payoff statement; your title company will too. If the result looks tight, work out your break-even equity. If you have a second mortgage or HELOC, add it. Our guide on what happens to your mortgage when you sell covers the payoff step.
Prorations. Taxes, HOA dues and some utilities are split by the day. The CFPB’s Closing Disclosure guide lists them as adjustments for items the seller paid in advance or left unpaid. Prepaid? You get money back. Bill still to come? You credit the buyer. The $4,981 credit in our example is easy to miss.
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Concessions. NAR’s guide says a seller can pay some buyer costs, like title, loan fees, inspections, HOA fees, taxes or repairs. It’s usually a set dollar amount in the contract, capped by the buyer’s lender and state law. Every dollar comes straight off your net. Put a realistic number in, especially if closing costs are heavy where you live.
Carrying costs. Each month the home is unsold, you still pay mortgage interest, taxes, insurance, utilities and upkeep. NAR’s September 2026 report put median time on market at 33 days, before the weeks to close. At Freddie Mac’s 7.32% average 30-year rate (October 22, 2026), interest alone on a $250,000 balance would be roughly $1,525 a month; use your own loan’s rate, which may be lower.
Price itself. A 3% price cut on $417,500 is $12,525, more than most closing fees combined. Price it right the first time with our property value calculator and recent local sales.
Do you owe tax on the proceeds?
Often not. IRS Publication 523 lets you exclude up to $250,000 of gain on your main home, or $500,000 if married filing jointly, if you pass its eligibility test. Gain isn’t the same as net proceeds. It’s the amount realized minus your basis, and your loan payoff doesn’t change it. Selling costs do lower it. Read IRS guidance on property sales directly, and our guide on capital gains when selling a house.
Rates and the economy affect the sale too. The Federal Reserve‘s policy moves feed into mortgage rates, which shape how many buyers can qualify. For market data, the National Association of Realtors publishes monthly sales reports, and the Consumer Financial Protection Bureau explains each line of the closing documents.
Which calculators and guides should you use next?
For a ready-made profit worksheet, see how to figure your home sale profit. To compare online tools, read which sell-my-home calculators to use. Older guides in this series include estimating commission to maximize profit, a 2026 commission calculator walk-through and a selling house calculator.
When you’re ready, a flat fee MLS listing starts at $99 with $0 due to Beycome at closing (Basic is $129 in California and Illinois). Want experts with you for the whole sale? Concierge is $1,399, with full support while you keep every decision. Beycome lists homes in 17 states and DC and has helped 22,000+ homeowners save over $225 million.
Questions about selling cost calculators
How do I calculate net proceeds from selling my house?
Start with the sale price and subtract your mortgage payoff, listing fee, any buyer-agent compensation you agree to, transfer taxes, title and settlement fees, prorated taxes and dues, and any concessions or repair credits.
Why is my payoff higher than my loan balance?
The CFPB says the payoff includes interest through the day you pay off the loan and may include unpaid fees or a prepayment penalty.
How much is the transfer tax in Florida?
The documentary stamp tax on deeds is 70 cents per $100 of price in every county except Miami-Dade, which charges 60 cents plus a 45-cent surtax, except on a deed that transfers only a single-family home.
What is a seller net sheet?
An estimate from your title company or closing agent that lists every expected credit and charge and the cash you’ll receive at closing. Ask for an updated one before you sign.
Do I pay tax on the money from selling my home?
Tax is based on gain, not proceeds. The IRS lets eligible owners exclude up to $250,000 of gain, or $500,000 for married couples filing jointly.
How accurate are cost of selling calculators?
Only as accurate as the inputs. Use a real payoff figure, your actual tax bill and dates, quotes for title fees and the terms you’ve actually agreed.
Median price and time on market per NAR’s September 2026 existing-home sales report; deed tax per the Florida Department of Revenue; payoff and proration definitions per the CFPB; exclusion and gain rules per IRS Publication 523; concessions per NAR; rate per Freddie Mac, October 22, 2026. All read October 28, 2026. Payoff, tax and date figures in the example are assumptions for illustration.
Commission figures are examples only: commissions are not set by law or NAR rules and are negotiable; sellers choose whether to offer buyer-agent compensation; since August 17, 2024, such offers can’t be shown on the MLS. Beycome prices as of October 2026. “$0 at closing” means no Beycome fee at closing; other closing costs, taxes, title and any buyer-agent compensation you agree to still apply. Beycome Title: Florida, Texas, Michigan, Ohio, Illinois and Indiana. General information, not legal or tax advice; rules vary by state.
Sources
- NAR, Existing-Home Sales, September 2026, read October 28, 2026.
- Florida Department of Revenue, Documentary Stamp Tax, read October 28, 2026.
- CFPB, What is a payoff amount?, read October 28, 2026.
- CFPB, Closing Disclosure Explainer, read October 28, 2026.
- IRS, Publication 523, Selling Your Home, read October 28, 2026.
- NAR, Consumer Guide: Seller Concessions, read October 28, 2026.
- Freddie Mac, Primary Mortgage Market Survey, read October 28, 2026.
- Beycome Title, settlement services, October 2026.
- Beycome, listing package features, October 2026.
Disclosure & Disclaimer
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