How Much Will I Make Selling My House?
If you are wondering how much will I make selling my house, you are not alone. It is the single most common question homeowners ask when they start thinking about listing. And the answer is almost always less than they expect. According to a 2024 NAR survey, 82% of sellers were surprised by how much selling costs reduced their proceeds. Between agent commissions, closing costs, capital gains taxes, carrying costs, and repairs, the gap between your sale price and the check you actually deposit can be enormous.
This guide walks you through the exact math for a realistic home sale, compares six different selling methods, and shows you how to keep as much of your equity as possible. If you already know your numbers and just want a fast answer, skip to our free calculator.
The Quick Answer: A Realistic $400K Example
Let us walk through an actual home sale to show how much will I make selling my house at $400,000. This is close to the current U.S. median, so it is a realistic starting point.
Here is the math for a traditional agent-assisted sale:
| Line Item | Amount | |---|---| | Sale price | $400,000 | | Agent commission (5.57% national avg) | -$22,280 | | Seller closing costs (~2%) | -$8,000 | | Mortgage payoff (remaining balance) | -$220,000 | | Pre-sale repairs and staging | -$3,500 | | Net proceeds (your check) | $146,220 |
That means you walk away with roughly 36.6% of the sale price. The other 63.4% goes to your lender, agents, title company, and contractors.
But this is just ONE method. The way you sell changes these numbers dramatically. On the exact same $400,000 home, your net proceeds can range from $122,800 to $146,220 depending on whether you use a traditional agent, a discount broker, flat-fee MLS, an iBuyer like Opendoor or Offerpad, or go FSBO. That is a $23,400 gap for the same house.
Proceeds Gap Between Methods
$23,400
difference between highest and lowest net proceeds on a $400K home
How Much Will I Make Selling My House With Each Method?
Here is a side-by-side comparison of all six common selling methods on the same $400,000 home with a $220,000 mortgage balance. These numbers reflect national averages for 2026, post-NAR settlement.
| Method | Commission/Fees | Closing Costs | Est. Sale Price | Repairs/Deductions | Net Proceeds | |---|---|---|---|---|---| | Traditional Agent | 5.57% ($22,280) | 2% ($8,000) | $400,000 | $3,500 | $146,220 | | Discount Agent | 4% ($16,000) | 2% ($8,000) | $396,000 | $3,500 | $148,500 | | Flat-Fee MLS | 2.8% ($11,200) | 2% ($8,000) | $392,000 | $5,000 | $147,800 | | Opendoor | 5% ($19,200) | 1% ($3,840) | $384,000 | $8,000 | $132,960 | | Offerpad | 6% ($22,800) | 1% ($3,800) | $380,000 | $8,400 | $125,000 | | FSBO | 2.5% ($9,800) | 2% ($7,840) | $392,000 | $6,000 | $148,360 |
The gap between the highest and lowest is $23,400 for the SAME house. And these are conservative estimates. In a hot market, the traditional agent method may outperform because of competitive bidding. In a slow market, the iBuyer discount is even steeper.
| Method | Total Cost | Timeline | Effort |
|---|---|---|---|
| Traditional Agent | 5-6% | 60-90 days | Low |
| Discount Agent | 3.5-5% | 60-90 days | Low-Med |
| Flat-Fee MLS | 2.5-3.5% | 30-90 days | High |
| Opendoor | 8-12%* | 14-30 days | None |
| Offerpad | 8-12%* | 8-90 days | None |
| FSBO | 0-3% | 30-120 days | Very High |
*Includes service fee, repair deductions, and below-market offer adjustments.
A few critical notes on the table above:
- Discount agents save you 1-2% on commission but may offer fewer services. Post-NAR settlement, listing commissions have dropped from 2.8% to 2.3% on average, making the gap smaller.
- Flat-Fee MLS puts your home on the MLS for a flat rate ($300-$500), but you handle showings, negotiations, and paperwork yourself. The lower commission is offset by slightly lower sale prices due to reduced marketing.
- iBuyers like Opendoor and Offerpad offer speed and convenience, but their offers average 2-5% below market value, and they deduct repair costs at contractor rates you do not control.
- FSBO saves the listing commission but requires significant time and expertise. NAR data shows FSBO homes sell for a median 23% less than agent-listed homes, though part of that gap is due to different property types.
The Costs Most Sellers Forget
When calculating how much will I make selling my house, most people account for the obvious costs like commission and their mortgage payoff. But several hidden costs catch sellers off guard every year.
Capital Gains Tax
If your home has appreciated significantly, you may owe federal capital gains tax of 15-20% on gains above the $250,000 (single) or $500,000 (married filing jointly) exclusion. For a couple who bought at $200,000 and sells at $750,000, the taxable gain is $50,000, resulting in a $7,500 to $10,000 federal tax bill. Add state taxes in places like California (13.3%) or New Jersey (10.75%), and the total can reach $20,000-$80,000 on high-appreciation homes. See our complete capital gains tax guide for your exact exposure.
Carrying Costs While Listed
Every month your home sits on the market, you are still paying the mortgage, property taxes, homeowner's insurance, and possibly HOA fees. For a typical $400,000 home, these carrying costs add up to $3,000-$7,000 per month. The average time on market nationally is 55 days (Redfin, Q4 2025), but in slower markets it can stretch to 90-120 days. That is $9,000-$28,000 in costs most sellers never factor in.
Price Reductions
According to Redfin data, 43% of sellers reduced their asking price at least once in 2024. The average reduction was 3.1% of the original list price. On a $400,000 home, that is a $12,400 haircut that directly reduces your net proceeds.
Overlap Costs
If you buy your next home before selling your current one, you may be paying two mortgages simultaneously. Even one month of overlap on two $400,000 homes costs $4,000-$6,000 in combined mortgage payments, taxes, and insurance. Bridge loans can help but carry their own fees of 1-3% of the loan amount.
Concessions to Buyers
In the current market, 61% of sellers paid some form of buyer concession (NAR 2025 data). The most common is a closing cost credit of 1-3% of the sale price. On a $400,000 sale, that is $4,000-$12,000 coming out of your proceeds.
How to Maximize Your Net Proceeds
Now that you understand all the costs, here are four proven strategies to keep more of your money.
Tip 1: Compare ALL Selling Methods
Most sellers default to a traditional agent without ever checking the alternatives. As the table above shows, the difference between methods can be $20,000+. At minimum, get quotes from a traditional agent, a discount agent, and an iBuyer before deciding. Our free calculator lets you compare all six methods in under two minutes.
Tip 2: Negotiate Your Commission
The 2024 NAR settlement fundamentally changed how commissions work. Buyer agent commissions are no longer advertised on the MLS, and 37.4% of sellers successfully negotiated a lower commission in the first year post-settlement. The average listing commission dropped from 2.83% to 2.55%. On a $400,000 sale, negotiating even 0.5% lower saves you $2,000. Ask agents directly: "What is your commission, and is it negotiable?"
Tip 3: Time Your Sale for Peak Season
Homes sold in May and June command 5-12% higher prices than homes sold in November through January, according to ATTOM Data. On a $400,000 home, that premium is worth $20,000-$48,000. Even accounting for carrying costs while waiting, timing your sale for spring almost always nets you more. See our state-by-state timing guide.
Tip 4: Understand Your Tax Situation Before Listing
If you are close to the $250K/$500K exclusion threshold, small decisions like timing the sale or adding improvements to your cost basis can save you $10,000-$50,000 in taxes. Consult our tax calculator and consider talking to a CPA before listing.
Frequently Asked Questions
How much does the average seller make on a home sale?
According to the National Association of Realtors, the median home equity at the time of sale was $122,000 in 2024. However, this varies enormously by market, how long you have owned the home, and how much you still owe on your mortgage. Sellers who have owned for 10+ years typically have significantly more equity than recent buyers.
What percentage of the sale price goes to fees and costs?
On a typical home sale, expect 8-12% of the sale price to go toward commissions, closing costs, repairs, and concessions. On a $400,000 home, that is $32,000-$48,000 in total costs before taxes. The exact percentage depends on your selling method, local market conditions, and the condition of your home.
Do I have to pay taxes when I sell my house?
You may owe federal capital gains tax if your profit exceeds the $250,000 (single) or $500,000 (married filing jointly) exclusion. You must have owned and lived in the home for at least 2 of the last 5 years to qualify. Most primary residence sellers fall under the exclusion, but high-appreciation markets like San Francisco, Austin, and Miami increasingly push sellers above the threshold.
How long does it take to get my money after closing?
After closing, you will typically receive your net proceeds within 1-3 business days. If paid by wire transfer, it is usually the same day or next business day. If paid by cashier's check, you can deposit it immediately but may face a brief hold depending on your bank.
Can I sell my house without a real estate agent?
Yes. You can sell via FSBO (For Sale By Owner) or use a flat-fee MLS service to list on the MLS without a full-service agent. FSBO homes accounted for 7% of all sales in 2024. The trade-off is lower commission costs versus potentially lower sale prices and more work on your end. Compare all selling methods in our calculator to see which nets you the most.
The Bottom Line
How much will I make selling my house depends on far more than just your sale price minus your mortgage. Between six different selling methods, hidden costs that most sellers overlook, and tax implications that can swing your proceeds by tens of thousands of dollars, the only way to get an accurate answer is to run the numbers for your specific situation. Use our free NetProceeds Pro calculator to compare all six methods and see exactly what you will walk away with.