How Much Does It Cost to Sell a House in 2026? Full Breakdown

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Last updated: April 20, 2026

On average, it costs 10%–15% of your home's sale price to sell a house — or roughly $38,000–$57,000 on a median-priced $380,000 home. The biggest expenses include real estate agent commissions (5%–6%), closing costs (1%–3%), and home repairs and preparation (1%–3%). Below, we break down every cost category, typical fees for selling a house, and how to estimate your net proceeds so you know exactly what you'll walk away with.

Whether you're listing with an agent, considering selling by owner, or exploring alternatives like a cash offer in real estate, understanding these costs upfront helps you price your home correctly and avoid surprises at the closing table.

Average Cost to Sell a House: Summary Table

| | | |
| --- | --- | --- |
| Cost Category | % of Sale Price | Est. Cost ($380K Home) |
| Real estate agent commissions | 5%–6% | $19,000–$22,800 |
| Seller closing costs | 1%–3% | $3,800–$11,400 |
| Home repairs and prep | 1%–3% | $3,800–$11,400 |
| Home staging | 0.5%–1% | $1,900–$3,800 |
| Moving costs | — | $1,000–$5,000 |
| Mortgage payoff / prepayment penalty | Varies | Varies |
| Total estimated cost | ~10%–15% | ~$38,000–$57,000 |

These are national averages. Your actual costs will vary based on your location, home condition, and whether you use a full-service agent, discount brokerage, or sell your house without a realtor.

Real Estate Agent Commissions

Agent commissions are the single largest cost of selling a house, and they've changed significantly since the 2024 NAR settlement.

How commissions work in 2026

Historically, sellers paid a combined 5%–6% commission that was split between the listing agent and the buyer's agent. After the NAR settlement took effect in August 2024, commissions are no longer automatically bundled or published on the MLS. Here’s what that means in practice:

• Listing agent commission: Sellers still negotiate a fee with their listing agent, typically 2.5%–3% of the sale price.


• Buyer's agent commission: Sellers are no longer required to offer compensation to the buyer's agent. However, many sellers still choose to offer 2%–3% to attract a wider pool of buyers. Buyers may also negotiate their agent's fee separately.


• Total commission range: Most transactions in 2026 still see combined commissions of 5%–5.5%, though the structure is more flexible than before.

How to negotiate commissions

Commission rates are not fixed by law — they're always negotiable. Consider:

• Interviewing multiple agents and comparing fee structures


• Asking about tiered commission models (lower rate if the home sells within 30 days)


• Exploring discount brokerages that charge 1%–1.5% listing fees


• Selling directly to a homebuying company like Opendoor, which eliminates the traditional commission model entirely

Seller Closing Costs: What You'll Pay at Settlement

Closing costs for sellers typically range from 1%–3% of the sale price, or about $3,800–$11,400 on a $380,000 home. These fees cover the legal, administrative, and tax-related expenses required to transfer ownership. For a deep dive, see our guide to closing costs for sellers.

Here’s a detailed breakdown of common seller closing costs:

| | | |
| --- | --- | --- |
| Fee | Typical Cost | Notes |
| Title insurance (owner's policy) | $1,000–$2,500 | Protects buyer against title defects; seller typically pays in many states |
| Escrow fees | $500–$2,000 | Split with buyer in some markets |
| Transfer taxes | 0.1%–2%+ of sale price | Varies widely by state and municipality |
| Attorney fees | $500–$1,500 | Required in some states (NY, MA, IL, etc.) |
| Recording fees | $50–$250 | Charged by the county to record the deed |
| HOA transfer fees | $200–$800 | If applicable; covers document preparation |
| Prorated property taxes | Varies | Your share of taxes through the closing date |
| Title search | $200–$400 | Confirms clear ownership |
| Wire transfer fee | $25–$75 | To receive your net proceeds |

Your actual closing process and associated fees will depend on local customs and state law. Some costs, like transfer taxes, vary dramatically — sellers in cities like Chicago or Washington, D.C. may pay significantly more than the national average.

Home Repairs and Pre-Listing Preparation

Most sellers spend 1%–3% of their home's value on repairs and improvements before listing. According to the 2024 NAR Profile of Home Buyers and Sellers, 61% of sellers completed at least minor repairs prior to listing.

Here are average costs for the most common pre-sale projects, based on data from Angi:

| | |
| --- | --- |
| Project | Average Cost Range |
| Interior painting (full home) | $1,500–$4,000 |
| Landscaping / curb appeal | $500–$3,000 |
| Carpet cleaning or replacement | $500–$2,500 |
| Minor roof repairs | $400–$1,800 |
| Kitchen cosmetic updates (hardware, faucet, backsplash) | $500–$2,000 |
| Plumbing or electrical fixes | $200–$1,000 |
| Deep cleaning / junk removal | $300–$800 |

Not sure what to prioritize? Our guide to things to repair before selling a house covers the highest-ROI projects, and you can explore home improvements that increase value for larger renovation ideas.

Home staging costs

Professional staging can help your home sell faster and for a higher price. According to the NAR 2023 Profile of Home Staging, 81% of buyers' agents said staging made it easier for buyers to visualize the property as their own.

• Professional home staging: $1,500–$4,000+ for a full staging (occupied or vacant)


• Virtual staging: $100–$400 per room — a budget-friendly alternative


• DIY staging: $0–$500 using your own furniture with strategic rearranging and decluttering

What Percentage Does It Cost to Sell a House?

In total, sellers should expect to spend approximately 10%–15% of their home's final sale price on all combined costs. Here’s how that percentage breaks down across the major categories:

• Agent commissions: 5%–6% — The largest share by far, covering both listing and buyer's agent fees.


• Closing costs: 1%–3% — Title fees, transfer taxes, escrow, and other settlement charges.


• Repairs and preparation: 1%–3% — Pre-listing fixes, cleaning, and cosmetic updates.


• Staging: 0.5%–1% — Professional or virtual staging services.


• Other costs (moving, overlap expenses): 0.5%–1% — Often overlooked but adds up quickly.

Fees for Selling a House: Complete List

Beyond the big-ticket items, there are numerous smaller fees for selling a house that can catch sellers off guard. Here’s a comprehensive checklist of every potential fee you may encounter:

Standard seller fees

• Listing agent commission (2.5%–3%)


• Buyer's agent commission (0%–3%, if offered by seller)


• Title insurance ($1,000–$2,500)


• Escrow / settlement fees ($500–$2,000)


• Transfer taxes (varies by state)


• Real estate attorney fees ($500–$1,500, required in some states)

Commonly overlooked fees

• HOA transfer fee ($200–$800) — Required to transfer HOA membership and provide documents to the buyer


• Home warranty for the buyer ($400–$700) — Optional, but commonly offered as a seller concession to sweeten the deal


• Notary fees ($50–$200) — For signing closing documents


• Wire transfer fee ($25–$75) — Charged by the title company to wire your proceeds


• Recording fees ($50–$250)


• Prorated property taxes and HOA dues — You pay your share through the closing date


• Utility bills through closing — You're responsible for utilities until possession transfers


• Mortgage payoff statement fee ($25–$50) — Your lender may charge to prepare the payoff amount


• Prepayment penalty (rare, but check your loan) — Some older mortgages include early payoff penalties


• Capital gains taxes — If your profit exceeds $250,000 (single) or $500,000 (married filing jointly), you may owe federal capital gains tax


• Vacant property insurance — If you move out before closing, your standard policy may not cover an empty home


• Seller credits / concessions — Buyers may negotiate credits for repairs or closing costs, which reduce your net proceeds

Cost to Sell a House by Owner (FSBO)

If you’re wondering how much it costs to sell a house by owner, the short answer is roughly 7%–10% of your sale price — compared to 10%–15% with full-service agents. You save on the listing agent's commission, but other costs remain or may even increase.

Costs you eliminate with FSBO

• Listing agent commission: ~2.5%–3% — This is the primary savings.

Costs that remain or increase

• Buyer's agent commission: Many FSBO sellers still offer 2%–3% to attract buyers represented by agents.


• Flat-fee MLS listing: $100–$500 to get your home listed on the MLS without a full-service agent.


• Professional photography: $200–$500, which a listing agent would typically arrange.


• Marketing costs: $100–$500+ for signage, online ads, and listing enhancements.


• Real estate attorney: $500–$1,500 — Highly recommended (and required in some states) to handle contracts and closing.


• All standard closing costs — Title, escrow, transfer taxes, etc. remain the same.

The FSBO trade-off

While selling by owner can save $10,000–$15,000 in listing commission on a $380,000 home, there’s a notable trade-off. According to NAR research, FSBO homes sold for a median of $310,000 compared to $405,000 for agent-assisted sales in 2023. While some of that gap reflects differences in property types and markets, the data suggests that professional representation often nets sellers more even after commissions.

If you’d like to avoid commission costs without the burden of managing the sale yourself, you can explore how selling to Opendoor compares to a traditional home sale. You can also read our full guide on how to sell your house without a real estate agent to decide if the FSBO route is right for you.

Cost to Sell a House Calculator

Want a quick estimate tailored to your home? Use this step-by-step worksheet to calculate your approximate selling costs and net proceeds.

Step-by-step cost calculator worksheet

Step 1: Start with your estimated sale price

Not sure what your home is worth? Find out your home's value using an online estimator or comparative market analysis.

> Your estimated sale price: $_ _ _ _ _ _ _

Step 2: Calculate agent commissions

Multiply your sale price by your expected commission rate (use 5.5% as a baseline estimate).

> Sale price × 0.055 = $_ _ _ _ _ _ _

Step 3: Estimate closing costs

Multiply your sale price by 2% for a mid-range estimate of seller closing costs.

> Sale price × 0.02 = $_ _ _ _ _ _ _

Step 4: Add repair and preparation costs

Estimate based on your home’s condition. Use $5,000 as a starting point for a home in average condition, or adjust based on the repair cost table above.

> Estimated repair/prep costs: $_ _ _ _ _ _ _

Step 5: Add moving costs

National average: $1,700 for a local move, $4,900 for long-distance.

> Moving costs: $_ _ _ _ _ _ _

Step 6: Calculate total selling costs

Add the results from Steps 2–5.

> Total selling costs: $_ _ _ _ _ _ _

Step 7: Subtract your mortgage balance

Check your latest mortgage statement or request a payoff quote from your lender.

> Remaining mortgage balance: $_ _ _ _ _ _ _

Step 8: Calculate your net proceeds

> Net proceeds = Sale price − total selling costs − mortgage payoff

> $_ _ _ _ _ _ _ − $_ _ _ _ _ _ _ − $_ _ _ _ _ _ _ = $_ _ _ _ _ _ _

_For an even faster estimate, get a no-obligation cash offer from Opendoor and see your potential net proceeds with no listing hassle._

How Much Do You Lose Selling a House? (Net Proceeds Explained)

One of the most common questions sellers ask is: _"How much will I actually take home?"_ The answer depends on your net proceeds — the money left after all selling costs and your mortgage payoff.

Net proceeds formula

> Net proceeds = Sale price − mortgage payoff − total selling costs

Example calculation

Let’s say you sell your home for $380,000:

| | |
| --- | --- |
| Item | Amount |
| Sale price | $380,000 |
| Remaining mortgage balance | −$200,000 |
| Agent commissions (5.5%) | −$20,900 |
| Closing costs (2%) | −$7,600 |
| Repairs and prep | −$5,000 |
| Moving costs | −$2,500 |
| Estimated net proceeds | $144,000 |

In this scenario, you’d walk away with approximately $144,000 — or about 37.9% of the sale price. The rest goes to your lender and selling expenses.

Don't forget capital gains taxes

If your profit from the sale exceeds $250,000 (single filers) or $500,000 (married filing jointly), you may owe capital gains tax on the excess. Most homeowners who’ve lived in their home for at least two of the past five years qualify for this IRS exclusion. If you've built significant equity or own an investment property, consult a tax professional before listing.

Understanding your net proceeds early in the process helps you set a realistic asking price. Learn more about how to determine your home's value so you can run these numbers with confidence.

Tips to Reduce the Cost of Selling Your Home

Selling a house is expensive, but you have more control over these costs than you might think. Here are seven proven ways to lower your total expenses:

1. Negotiate your agent's commission
- Commission rates aren’t set in stone. Interview at least three agents, compare their rates and services, and don’t hesitate to ask for a reduced rate — especially in a seller’s market or if your home is higher-priced.
2. Price your home correctly from the start
- Overpricing leads to extended days on market, which increases carrying costs (mortgage, insurance, utilities) and often results in price reductions that stigmatize the listing. Work with your agent or use a home value estimator to set a competitive price.
3. Handle minor repairs yourself
- DIY-friendly projects like patching drywall, painting trim, replacing light fixtures, and deep cleaning can save $1,000–$3,000 compared to hiring contractors for each task.
4. Use virtual staging instead of traditional
- Virtual staging costs $100–$400 per room — a fraction of the $1,500–$4,000+ for professional in-person staging. In a hot market, this is often sufficient.
5. Shop around for title and closing services
- Title insurance and escrow fees can vary by hundreds of dollars between providers. Get at least two or three quotes before your closing date.
6. Limit seller concessions
- While seller concessions can help close a deal, every dollar you offer in credits comes directly out of your net proceeds. Negotiate strategically.
7. Consider alternatives to the traditional sale
- If avoiding repairs, commissions, and months of uncertainty is a priority, selling directly to a company like Opendoor can simplify the process. You’ll receive a competitive offer, skip the listing prep, and choose a closing timeline that works for you. See how selling to Opendoor compares to the traditional route.

Frequently Asked Questions

How much does it cost to sell a house in 2026?

• On average, it costs 10%–15% of the sale price to sell a house. On a $380,000 home, that’s approximately $38,000–$57,000, covering agent commissions, closing costs, repairs, staging, and moving expenses.

What is the average cost to sell a house?

• The average total cost is roughly $38,000–$57,000 on a median-priced home. Agent commissions represent the largest expense at 5%–6%, followed by closing costs (1%–3%) and home preparation (1%–3%).

How much does it cost to sell a house by owner?

• Selling FSBO typically costs 7%–10% of the sale price. You save the listing agent’s commission (2.5%–3%) but still pay buyer’s agent commission (if offered), closing costs, attorney fees, and marketing expenses. Read our full guide on how to sell your house without a realtor.

What percentage does it cost to sell a house?

• Total selling costs typically equal 10%–15% of your home’s sale price. This breaks down to approximately 5%–6% for commissions, 1%–3% for closing costs, 1%–3% for repairs and staging, and 0.5%–1% for moving and miscellaneous expenses.

What are typical closing costs for a seller?

• Seller closing costs usually range from 1%–3% of the sale price. Common line items include title insurance, escrow fees, transfer taxes, attorney fees, recording fees, and prorated property taxes. See our complete guide to seller closing costs.

How do I calculate my net proceeds from selling my house?

• Use this formula: Net proceeds = Sale price − mortgage payoff − total selling costs. For example, selling a $380,000 home with a $200,000 mortgage and $36,000 in total costs would leave you with approximately $144,000 in net proceeds.

Do I have to pay capital gains tax when I sell my house?

• Most homeowners don’t. If you’ve lived in the home for at least two of the last five years, you can exclude up to $250,000 in profit (single) or $500,000 (married filing jointly) from capital gains tax. Profits above those thresholds are taxable at capital gains rates.

How can I reduce the cost of selling my house?

• The most effective strategies include negotiating agent commissions, handling minor repairs yourself, using virtual staging instead of professional staging, shopping around for title and escrow services, and pricing your home accurately from the start. You can also consider selling directly to a homebuying company to skip commissions and repair costs altogether.

How long does it take to sell a house?

• The average home sale takes approximately 3–6 months from listing to closing, depending on market conditions and pricing. The closing process itself typically takes 30–60 days once you’re under contract. If speed is a priority, learn how to sell your house fast.

Is it worth paying a real estate agent to sell my house?

• For most sellers, yes. While agent commissions are the largest selling cost, agent-assisted homes sell for significantly more on average than FSBO properties — often enough to more than offset the commission. That said, alternatives like discount brokerages and direct-sale platforms like Opendoor offer ways to reduce costs while still getting professional support.