How Much Will You Net When You Sell Your House?
Most homeowners assume the difference between sale price and mortgage payoff is what they walk away with. It isn't. After agent commission, taxes, repairs, and prorations, sellers in California typically net 6-9% less than sale price minus mortgage. On an $850K sale that's $50K-75K of friction the calculator catches. Knowing your real net upfront drives smarter pricing and timing decisions.
Where Your Money Actually Goes
Standard California seller cost stack:
- Agent commissions: 4.5-6% of sale price split between buyer's and seller's agent. Negotiable but typical
- Mortgage payoff: principal balance at close + per-diem interest from last payment date
- Transfer tax: $1.10 per $1,000 in CA, plus city tax in some cities (LA = $4.50/$1K, SF = $7.50/$1K up)
- Title insurance (seller's policy): $500-2,500 depending on price
- Escrow / settlement: $500-1,500
- Pre-list repairs and inspections: $2-15K depending on condition
- HOA transfer fees: $300-800 if applicable
- Property tax proration: prepay through closing date
Tax Implications of Selling
Capital gains tax can be the biggest single cost — but the primary residence exclusion blocks it for most:
- Primary residence exclusion: $250K (single) / $500K (married filing jointly) of gain is tax-free if you lived in the home 2 of last 5 years
- Above the exclusion: long-term capital gains tax 15-20% federal, plus 9.3-13.3% California
- Cost basis matters: original purchase price + capital improvements (kitchen, bath, roof, addition) reduce gain
- Investment property: no exclusion, but 1031 exchange can defer tax indefinitely if you reinvest in another rental
- Depreciation recapture (rental property only): taxed at 25% even if covered by the exclusion
How To Net More
Highest-leverage moves to keep more of the sale:
- Negotiate listing-agent commission down to 2-2.5% (5-month markets favor sellers' negotiating power)
- Price 1-3% below the algorithm to attract multiple offers — often nets more than overpricing then reducing
- Pre-listing inspection ($500) catches issues before buyers do — kills $5-15K of renegotiation
- Light staging ($1,500-4,000) typically lifts offers by 4-12%
- Time the market — Q2 and early Q3 typically command 2-4% higher prices than Q4 in California
- Use 1031 exchange if it's an investment property (defers federal + state tax)
Our seller net proceeds calculator factors all the line items that come out of escrow, lets you adjust commission, and shows your real walk-away number. Calculate your net proceeds before you list — it changes pricing strategy.
Related Calculators
Home Value Estimator, Buyer Closing Costs Calculator, Mortgage Calculator, Home Affordability Calculator.