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Seller Net Proceeds Calculator

Estimate the cash you walk away with from a home sale after the mortgage and other loans are paid off, agent commission, closing costs, transfer tax, repairs, concessions and holding costs — or find the sale price you need for a target amount, with an optional tax-on-gain estimate.

Calculate

Sale price

Cash you want to walk away with

Mortgage payoff balance

Agent commission (total)

Other closing costs

Repairs / concessions

Other loans to pay off

Transfer tax

Flat fees

Prep, staging and moving

Months until closing

Monthly holding cost

Prorated taxes and dues owed

Estimate tax on the gain

What you paid for the home

Improvements made

Tax-free gain allowed

Tax rate on the taxable gain

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How it works

Net proceeds = sale price − mortgage and other loan payoffs − commission − closing costs − transfer tax − repairs/concessions − fees, prep and holding costs ± prorations · Break-even price = (loan payoffs + fixed costs) ÷ (1 − commission % − closing % − transfer tax %) · Gain = sale price − selling costs − (purchase cost + improvements); taxable gain = gain − tax-free amount

The sale price is never what a seller keeps. First the remaining mortgage and any other loans secured by the home, such as a home equity line, are paid off. Then the agent commission — often the single largest deduction — comes off the top, followed by title, escrow and recording fees, any transfer tax, and repair credits or concessions negotiated with the buyer. Under More options you can add flat brokerage or HOA fees, staging and moving costs, the monthly cost of carrying the home until closing, and prorated property tax or HOA dues (as a charge or a credit). What remains is your net proceeds, the real number for planning your next purchase. Switch to “Price for a target” to find the sale price that leaves you a set amount of cash. The calculator also shows your break-even price, how the net changes if the price or commission rate moves, and, if you turn it on, a rough estimate of the tax on your gain after the tax-free amount for a main home.

Worked example

On a $450,000 sale with a $250,000 payoff, a 6% commission is $27,000 and 1% in closing costs is $4,500. Adding $2,000 in repair concessions, total selling costs are $33,500, so net proceeds are 450,000 − 250,000 − 33,500 = $166,500, or 37% of the price. The break-even price, where you would walk away with nothing, is (250,000 + 2,000) ÷ 0.93 = $270,968. To walk away with $200,000 instead, you would need to sell for about $486,022. If you bought the home for $300,000 and spent $25,000 on improvements, the gain is $91,500 — inside the $250,000 tax-free amount for a single filer’s main home, so no tax is due.

Sources: IRS Topic 701 — Sale of your home ($250,000 / $500,000 exclusion) · IRS Publication 523 — Selling your home (basis, selling expenses)

Frequently asked questions

Is the agent commission always 6%?

No. Commission is negotiable and has trended lower. Since the August 2024 rule changes, the buyer’s agent fee is agreed separately and is not advertised on the MLS, so you may pay only your listing agent or both. Enter the total you expect to pay; the table shows your net at 2% to 6%.

Are capital gains taxes included?

Only if you turn on “Estimate tax on the gain” under More options. In the US you can exclude up to $250,000 of gain ($500,000 married filing jointly) on a main home you owned and lived in for 2 of the last 5 years. The gain is the sale price minus selling costs, minus what you paid and the cost of improvements. Tax on any excess is settled with your tax return, not at closing.

What about prorated property tax?

Enter it under More options. If you owe tax or HOA dues for the part of the period before closing, enter it as a positive amount; if you prepaid and the buyer will reimburse you, enter a negative amount for the credit. The property tax proration calculator works out the exact figure.

What price do I need to walk away with a certain amount?

Choose “Price for a target” and enter the cash you want. Because commission and closing costs are a percentage of the price, every extra dollar of net needs more than a dollar of price: with 7% in percentage costs, you need about $1.075 of price per dollar.

Why is my mortgage payoff higher than my statement balance?

Interest is paid in arrears, so a payoff quote adds interest from your last payment up to the closing day, plus any fees. Ask your servicer for a payoff statement dated near your closing and use that figure.