Selling · Cost of sale
What Reduces Your Net Proceeds When You Sell in Texas
Selling a home involves more than a sale price. Here's every category of cost that can come out of your proceeds — without invented percentages, because your real numbers depend on your specific sale.
When sellers ask what it costs to sell a house, they're usually really asking one question: how much will actually land in my account. That number depends on far more than a sale price and an agent's compensation. It's the sum of several categories, some fixed by your loan or title company, some negotiated on the contract, and some that happen before you ever get to a closing table.
This page is intentionally a map of categories, not a worksheet of percentages. Real percentages and dollar amounts vary by lender, title company, county, HOA, and what you and the buyer negotiate — and any number posted here without knowing your situation would be a guess dressed up as fact. What follows is what to ask about, in order, so nothing surprises you.
For your specific numbers, two documents do the real work: a seller net sheet Lori can prepare with you once you have a target price in mind, and a closing cost estimate from your title company once you're under contract. Both should be in writing, and both should be updated as your situation changes.
Want your actual numbers?
Tell Lori about your home and mortgage situation and she'll help put together a written net sheet.
At the closing table
Title and escrow costs
Title and escrow services handle the paperwork, funds and recording that make a sale legally final. Sellers typically cover some portion of title-related charges in Central Texas, though exactly which fees fall to which party is set by your contract and local custom, and can be negotiated.
Your title company is the authoritative source here — they'll issue a preliminary estimate once you're under contract that reflects their actual fee schedule for your transaction, not a generic average.
Shared with the buyer
Tax and HOA prorations
Property taxes are typically prorated between buyer and seller based on the closing date, so you're only responsible for your portion of the year. The exact calculation depends on your county's tax rate and any exemptions, and your title company handles the math.
If your home is in an HOA, expect prorated dues plus, in many associations, transfer fees and a resale certificate fee that funds the paperwork the association provides to the buyer. Ask your HOA management company early — these documents sometimes take time to produce and can affect your timeline.
Your loan
Payoff and any related loan costs
If you have a mortgage, the payoff amount — principal, accrued interest through the payoff date, and any recording or release fees your lender charges — comes out of your proceeds before you see a dime. Request a payoff statement from your servicer once you have a likely closing date; payoff quotes are time-sensitive and expire.
If you have a second lien, HELOC, or a solar loan attached to the property, that balance has to be accounted for and satisfied as well. Bring all of this up with Lori early so it's part of the net sheet from the start.
On the contract
Negotiated concessions and buyer-requested items
Depending on market conditions and the specific offer, buyers sometimes ask sellers to contribute toward closing costs, a rate buydown, a home warranty, or other items as part of the negotiation. None of this is automatic — it's a term you and the buyer agree to (or don't) in the contract, and Lori will walk through the trade-offs of any request you receive.
Repair credits negotiated after inspection fall in the same bucket: money or work you agree to provide in place of, or as, a credit at closing, based on what the inspection turns up and what you're willing to negotiate.
Before you list
Repairs, prep and moving
Not every cost of selling shows up on a settlement statement. Repairs completed before listing, cleaning, staging, minor cosmetic work, and the move itself all cost money and time, and all affect what you actually net from the sale even though a title company's estimate won't include them.
These costs are also the most within your control. Lori can help you sort out which pre-listing work is likely to matter to buyers and which isn't worth the spend for your specific home — see the repairs guide linked below for more detail.
Your agreement
Brokerage compensation
Real estate brokerage compensation is set out in a written listing agreement between you and your brokerage — it is negotiable and is not a fixed, industry-wide number. Ask for the specifics in writing, including how compensation involving a buyer's brokerage (if any) is structured, before you sign.
Sometimes needed
Survey and miscellaneous items
- A new or updated survey, if an existing one isn't available or acceptable to the buyer's lender and title company.
- Courier, recording or wire fees charged by the title company as part of closing.
- Any outstanding utility, municipal or HOA violation balances tied to the property that need to be cleared before closing.
- Home warranty premiums, if you or the buyer elect to include one as part of the deal.
Good questions
Selling costs: common questions
Plan your numbers
Related seller resources
Related guide
Seller closing costs in Texas
The line items that actually appear on your settlement statement.
Read the closing costs guideGet a number
What's your home worth?
Start with a current opinion of value before you build a net sheet.
Get a home value estimateChecklist
Home selling checklist
A working sequence from decision to close, so nothing gets missed.
See the checklistClosing day
What to expect at closing in Texas
How signing day actually works once you're under contract.
Read the closing guideBefore you list
Repairs before selling
Which pre-listing repairs tend to matter, and which usually don't.
See what to prioritizeStart here
Selling with Lori
An overview of how Lori works with sellers from listing to close.
Meet your agentThis page describes general categories of cost that can affect a Texas home sale and is not a quote, guarantee, or complete list for any specific property. Actual costs depend on your loan, HOA, county, title company and contract terms and must be confirmed in writing with your lender, HOA, title company and brokerage. Nothing here is legal, tax, lending or accounting advice.
Ready to see real numbers?
Call or text Lori for a written seller net sheet based on your actual loan, HOA and target price.