How Much Can I Sell My House For? Price, Costs and Break-Even (2026)

Updated October 2026. NAR’s September 2026 sales report, Zillow’s September 2026 home values and Freddie Mac’s October 22 rate read this week.

You can sell your house for about what similar homes near you sold for in the last few months, adjusted for size, condition and updates. As of October 2026, the US median sale price was $417,500 (NAR, September 2026). Your own number comes from local sold comps (here’s how to run a free comparative market analysis), and your take-home depends on what selling costs you. Our six steps to find out what your home is worth show where to start.

Jump to: 💲 The market now · 🏠 Find your price · 🪜 Cost to sell · ⏱️ Break-even · 🤝 List price · ❓ FAQ

How much can I sell my house for right now?

Start with the big picture, then zoom in. In September 2026, the National Association of Realtors reported a median existing-home price of $417,500. Inventory was 4.8 months of supply, and the typical home sat 33 days. Each extra month has a cost, which our selling a house profit calculator guide adds up. NAR’s chief economist said sellers “need to be realistic about local market conditions.”

Values differ a lot by state. Here’s the typical home value in some of the states where Beycome lists, from the Zillow Home Value Index for September 2026.

Those are averages across whole states. They tell you the direction, not your price. A flat or falling state number is a hint to price close to recent sales, not above them.

Rates matter too. Freddie Mac put the average 30-year fixed rate at 7.32% for the week of October 22, 2026. Higher rates shrink what buyers can borrow, which caps what they can pay. The Federal Reserve posts its rate decisions and statements, and they’re worth a look if you’re timing a sale.

How do I know what to sell my house for?

Use three tools, in this order. Each one checks the last.

1. Sold comps

Find three to six homes that sold recently near yours. Same type, similar size and age, ideally within a mile and the last three to six months. Use sold prices, not list prices. Then adjust: add for an extra bathroom or a newer roof, take off for a busy street or a dated kitchen.

2. A CMA

A comparative market analysis puts those comps side by side. Our free CMA property value calculator pulls recent sales, local comps, tax records and property details for your address, and gives you a market-based estimate in seconds. Treat it as your starting range, then compare it with what you see on the street.

For the trend, the FHFA House Price Index tracks single-family prices by state, metro, county and even ZIP code. If prices near you rose 4% last year, a comp from 11 months ago may need a small bump.

3. The appraisal

If your buyer uses a loan, the lender will likely order an appraisal (see who pays the appraisal fee). Hoping for a free home appraisal first? Here’s what’s actually free. The Consumer Financial Protection Bureau describes it as a written opinion of how much a property is worth, and an independent one. The buyer is entitled to a copy no later than three days before closing.

Why does that matter to you? A lender won’t lend on a price the appraisal doesn’t support. If the appraisal comes in low, you’ll usually choose between lowering the price, the buyer paying the gap in cash, or splitting it. Pricing from real sold comps is the best way to avoid that.

How much does it cost to sell a house?

Here’s a cost-to-sell analysis on a $417,500 Florida home outside Miami-Dade. It uses two listing options and the same 2.5% buyer-agent offer in both, so only the listing fee changes. The $3,000 for title and settlement charges is an assumption; use your own quote.

The 3% and 2.5% figures are examples only. Commissions are not set by law or by NAR rules, and they’re fully negotiable. Sellers choose whether to offer any buyer-agent compensation, and how much. Since August 17, 2024, those offers can’t be shown on the MLS, per NAR’s guide for sellers.

Some buyers come without an agent. In 2026 so far, about 36% of Beycome sales closed with a buyer who had no agent (Beycome internal data, 2026). In that case there’s no buyer-agent fee to discuss at all.

Other lines will show up on your closing statement: prorated property taxes, HOA dues, any repair credits and your loan payoff. Our guide on who pays closing costs when selling a home splits them by buyer and seller. The Consumer Financial Protection Bureau explains the closing documents your buyer’s lender will send.

Title fees vary by company. Beycome Title charges a $99 settlement fee in Florida (prepaid) and $299 in Texas. It also closes in Michigan ($199), Ohio ($299), Illinois ($599) and Indiana ($199) with prepaid pricing. Title insurance and government fees are separate.

How much do I need to sell my house for to break even?

“Break even” means two things, so work out both.

No cash at closing. This is the lowest price that pays off your loan and every selling cost. Split your costs into fixed dollars and a percentage of the price:

Break-even price = (loan payoff + fixed costs) ÷ (1 − percentage costs)

Say you owe $300,000. Your fixed costs are $3,099 ($99 Beycome fee plus $3,000 assumed title charges). Your percentage costs are 3.2% (0.7% Florida stamp tax plus a 2.5% buyer-agent offer you chose). So: $303,099 ÷ 0.968 = about $313,119. Below that price, you’d bring cash to closing.

Add a 3% listing fee (example) instead of the flat fee, and the percentage climbs to 6.2%. The break-even jumps to about $323,028, roughly $9,900 higher for the same house.

Getting back what you put in. Swap the loan payoff for what you paid plus improvements. Bought for $250,000 and spent $30,000 on a roof and kitchen? With the same flat-fee costs, you’d need about $292,458 to come out even. Taxes on any gain are a separate question; our home sale profit calculator guide covers the IRS rules and net proceeds in detail.

How much money do you need to sell your house up front? Less than many owners expect. A Beycome MLS listing is $99 upfront. Repairs, cleaning and moving are on you. If you owe more than the home is worth, you’d need cash to cover the gap; our guide on selling a house with a mortgage explains the options.

What price should you list your house at?

List close to where your comps say the house will sell. The first two weeks bring the most attention. With a 33-day median time on market in September 2026, a home that’s still unsold at six weeks is usually telling you something about price.

• Price inside a common search band, such as $399,000 rather than $405,000, if your comps support it.
• Leave a little room to negotiate, but not so much that the home looks overpriced next to the comps.
• Set a review date before you list, and decide in advance what you’ll change if showings are slow.
• Keep price cuts few and clear, because buyers can see the price history.

Once you have a number, a flat fee MLS listing puts the home on the MLS for $99 upfront and $0 at closing, and the MLS feeds the major portals. If you’d like someone to help with pricing and negotiation, it’s your choice: Beycome Concierge gives you full support from a dedicated expert while you stay in control of every decision. It is $1,399.

Listing on Zillow yourself? Our checklist for listing on Zillow without an agent covers what to fix before and after you post. For the full by-owner process, read how to sell your house by owner.

Frequently asked questions

Reviewed by Beycome Brokerage Realty LLC, a licensed real estate brokerage. Licenses are listed at beycome.com/faq/how-to/are-you-a-licensed-broker/.