Start with your two biggest numbers
We'll estimate the other selling costs below — everything is editable, and results update as you type. Reset to defaults
Your actual lender payoff can differ from the balance shown on your statement because of interest, fees, and payoff timing.
The costs below are example assumptions, not your actual numbers — open this section and adjust anything that doesn't match your situation.
Cost assumptions (edit these)
This is an editable placeholder, not a set or mandated rate — commissions are negotiable and vary by agreement. Change it to whatever you've discussed or expect to pay.
This is an editable estimate for repairs, termite/moisture items, and other negotiated inspection or walk-through costs. Your actual amount could be $0 or substantially different.
Leave as "Not negotiated yet" if you haven't discussed buyer closing cost assistance. Some buyers negotiate a flat dollar amount, others a percentage of the sale price — use whichever applies.
Covers your settlement agent fee, prorated taxes/HOA/storm water, and a wire fee if you have proceeds wired.
Virginia seller transfer taxes are added automatically (about 0.16% of the sale price in Hampton Roads). Who pays can be negotiated in your contract.
Your estimated cash at closing
If you sold for $450,000...
You could walk away with approximatelyWhere does the rest of the $450,000 go?
| Estimated sale price | $450,000 |
| Mortgage & liens payoff | -$250,000 |
| Agent compensation / commissions | -$27,000 |
| Repair/TMI cap | -$4,500 |
| TMI inspection letter | -$125 |
| Virginia grantor's tax + regional fee | -$720 |
| Settlement, prorations & misc. | -$1,400 |
| Estimated cash to you | $166,255 |
What if the market surprises you?
Here's how your proceeds shift if your home sells for more or less than expected.
Want to see this using your actual property?
Give me a few details and I'll build your personalized seller net sheet. You'll get:
- 3 sale-price scenarios
- Estimated proceeds at each price
- Estimated selling costs
- What could increase or decrease your proceeds
No obligation to list.
This is an educational estimate, not an appraisal, valuation, or loan payoff quote. Actual costs and proceeds depend on your contract, lender payoff statement, and settlement agent.