Updated October 2026. The money side of selling your own house: where the sale price goes, which costs you control, and how taxes work. Figures read on nar.realtor and irs.gov on October 27, 2026.
To sell your own house and maximize profit, focus on the net, not the price. As of October 2026, the US median home sold for $417,500 (NAR). From that, you pay off your loan, closing costs, any credits you agree to, and your listing fee. A flat fee MLS listing starts at $99 with Beycome. And up to $250,000 of gain ($500,000 for couples) can be tax-free (IRS).
Jump to: 💲 Your net · 🏢 Costs you control · 📍 Price and offers · 🤝 Taxes · ⏱️ Mistakes · ❓ FAQ
Key takeaways
- Your profit is the sale price minus your loan payoff, closing costs, credits, repairs and selling fees.
- On a $417,500 sale, each 1% of commission is $4,175. A flat fee is fixed, whatever the price.
- You may exclude up to $250,000 of gain, or $500,000 on a joint return, if you owned and lived in the home 24 months of the last 5 years (IRS Topic 701).
- Concessions after inspection can cost more than the listing fee. Price and prep for them early.
This guide is about the money. If you want the full step-by-step plan for selling on your own, read how to sell your house on your own today first, then come back here to run the numbers.
How much will you actually keep when you sell your own house?
Start with a simple net sheet. Write down your expected price, then subtract each cost. Here’s an example on the US median price. Swap in your own numbers.
| Line | Example on $417,500 | Who sets it |
|---|---|---|
| Sale price | $417,500 | You and the buyer |
| Mortgage payoff | Your lender’s payoff letter | Your loan |
| Listing fee | $99 (Beycome Basic), $0 at closing | Your choice of service |
| Buyer-agent compensation, if you offer it | Example: 2.5% = $10,437.50 | You, by negotiation |
| Transfer or deed taxes | Varies by state and county | State and local law |
| Title, escrow or attorney fees | Quote from your closing company | Contract and local custom |
| Prorated property taxes and HOA dues | Depends on closing date | Your tax bill |
| Repair credits or seller concessions | Whatever you agree to | You, by negotiation |
The buyer-agent figure is an example only. Commissions are not set by law or NAR rules, and they’re fully negotiable. Sellers choose whether to offer any buyer-agent compensation, and how much. Since August 17, 2024, such offers can’t be shown on the MLS.
Taxes on the deed vary a lot. Georgia’s is $1 per $1,000 of price, per its Department of Revenue. Connecticut’s is 0.75% to the state plus 0.25% to the town on most homes under $800,000, per state law. Ask your closing company for your local rate early. Our guides to estimating your net sale profit and seller closing costs go line by line.
Which costs can you control?
The listing fee
This is the biggest line you choose. A flat fee stays the same whether you sell for $250,000 or $900,000. With Beycome, a flat fee MLS listing is $99 for Basic or $399 for Enhanced with pro photos, and $0 is due to Beycome at closing. Your home goes on the MLS that buyer agents search, and it flows to the big home sites.
Do you need a realtor to sell? No, it isn’t required; it’s your choice. A full-service agent prices, markets, shows and negotiates for you, and many sellers find that worth the fee. If you want help without a percentage, Concierge experts handle the sale with you for $999 until November 2, 2026 (list price $1,399). You stay in control of every decision.
Buyer-agent compensation
Most buyers use an agent. NAR’s 2025 profile found 92% of buyers of previously owned homes did. Offering to pay part of that agent’s fee can widen your pool, but it’s a choice, not a rule. Some buyers ask for it in their offer instead. You can say yes, no or meet in the middle. Agree on it in writing.
Repairs and concessions
After the inspection, many buyers ask for repairs or a credit. This is where profit leaks. Fix the obvious things before you list, so there’s less to ask for. When a request comes, compare the cost of a credit with the cost of the repair, and remember you can counter.
Your closing date
Each day you own the home costs you taxes, interest and utilities. A clean contract with a close date that suits you both keeps those down. Read what happens to your mortgage when you sell so the payoff number has no surprises.
How do you price and negotiate for the best profit?
Get the price right on day one. Pull recent sales of similar homes near you, and compare them with the homes you’ll compete against. A free property value calculator gives you a starting range. NAR reported a 4.8-month supply of homes in September 2026 and said buyers have more negotiating power. Overpricing in that market usually means a price cut later.
When offers come in, look past the top number. A slightly lower offer with a large down payment, a short inspection window and a firm loan approval can net you more than a higher offer full of contingencies. Ask every buyer for a pre-approval letter or proof of funds. The Consumer Financial Protection Bureau explains what pre-approval means and what lenders check.
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 →Treat every buyer the same way. Fair housing law applies to owners who sell, too. The Department of Housing and Urban Development explains what you can and can’t do when you show and sell a home.
How are profits from selling your own home taxed?
If it was your main home, much of your gain may be tax-free. IRS Topic 701 says you may exclude up to $250,000 of gain, or up to $500,000 on a joint return. To qualify, you generally must have owned the home and lived in it as your main home for at least 24 months of the 5 years before the sale.
Your gain isn’t the sale price. It’s roughly the price minus selling costs and your cost basis, which is what you paid plus the cost of improvements. Keep receipts for big projects like a new roof or an addition. They raise your basis and can lower your taxable gain.
Rules change and every case is different, so check the details with the Internal Revenue Service or a tax pro. Our guide on avoiding capital gains tax when you sell covers common cases.
Which mistakes cost self-sellers the most money?
- Pricing on feelings. Use sales data, and adjust if showings are slow after two weeks.
- Skipping disclosures. Each state has its own rules, and missing one can cost far more than any fee. Free guides from Nolo explain the basics, and a local attorney can review your contract.
- Weak photos. Buyers decide online whether to visit. Shoot in daylight with every light on.
- Slow replies. A buyer who waits two days for an answer often books another home.
- Saying yes to every repair request. Counter with a credit or a smaller fix.
At closing, a title company or attorney handles the money and the deed. In Florida and Texas, and starting November 1, 2026 in Michigan, Ohio, Illinois and Indiana, Beycome Title can close your sale. Beycome lists in 17 states and DC and has helped 22,000+ homeowners save over $225 million. Learn more about selling your home yourself, or start at Beycome.
More reading: how to sell your home without a real estate agent, selling by owner with a plan, smarter selling with flat fee MLS tools, how to list your house for sale by owner today and selling by owner with a flat fee MLS listing.
Frequently asked questions about selling your own house for more profit
How do I figure out my profit when I sell my house?
Take the sale price and subtract your loan payoff, closing costs, taxes on the deed, credits to the buyer, repairs and selling fees. A net sheet makes it easy.
How much can I save by selling my own house?
It depends on what you’d otherwise pay. On a $417,500 sale, a 2.5% fee would be $10,437.50 (example only; commissions are negotiable). Beycome Basic is $99.
Do I have to pay the buyer’s agent when I sell by owner?
No. It’s your choice and negotiable. Since August 17, 2024, offers of buyer-agent pay can’t appear on the MLS; agree on them in writing.
Do I pay taxes on the profit from selling my home?
Maybe not. You may exclude up to $250,000 of gain ($500,000 joint) if you owned and lived in it 24 months of the last 5 years (IRS Topic 701).
Is a higher offer always the most profitable one?
No. Check financing, contingencies, requested credits and the closing date. A cleaner offer can net more than a higher, riskier one.
Do I need a realtor to sell my own house?
No, it isn’t required; it’s your choice. An agent handles pricing, showings and talks for a fee. Selling yourself means you do those, with tools or experts if you like.
Market figures: NAR existing-home sales, September 2026, and NAR 2025 Profile of Home Buyers and Sellers. Tax exclusion: IRS Topic 701. Transfer tax examples: Georgia Department of Revenue; Conn. Gen. Stat. §12-494. All read October 27, 2026.
Beycome prices as of October 2026. Concierge is $999 until November 2, 2026 (list price $1,399); from November 2, 2026, Concierge is $1,399 and Basic is $129 in California and Illinois. “$0 at closing” means no Beycome fee at closing; taxes, title fees and any agreed buyer-agent compensation still apply. Beycome Title: Florida and Texas today; Michigan, Ohio, Illinois and Indiana starting November 1, 2026. General information, not legal or tax advice.
Sources
- NAR, existing-home sales, September 2026, read October 27, 2026.
- NAR, 2025 Profile of Home Buyers and Sellers news release, read October 27, 2026.
- IRS, Topic 701, sale of your home, read October 27, 2026.
- Georgia Department of Revenue, real estate transfer tax, read October 27, 2026.
- Conn. Gen. Stat. chapter 223, conveyance tax, read October 27, 2026.
- NAR, settlement FAQs, read October 27, 2026.
- Beycome, listing package features, October 2026.
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
Verify relevant information directly and consult qualified professionals before making decisions. Beycome services are subject to applicable agreements, eligibility requirements, and state-specific terms.
