Calculate real estate agent commission, agent splits, and estimated net proceeds from your home sale.
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Standard: 5–6%
Typically 2.5–3%
The Chen family is buying a $340,000 home in Columbus, Ohio. Combined income $115,000, 10% down payment, 30-year fixed at 7.125%.
Takeaway: Columbus/Franklin County averages are the reference baseline. Property tax rates and insurance premiums shift significantly by ZIP code and HOA status. Plug your actual numbers in above.
We default to state-average millage rates. County and municipal rates vary 40%+ within a single state. Ohio ranges from 0.8% (rural counties) to 2.4% (Cuyahoga/Cleveland area). Always cross-check your specific county assessor's published effective rate.
Property Tax by StateHomeowner association fees add $100-$800/month in condos and planned communities. Condos in urban markets often run $400-$700/month. If your property has HOA, add it manually to any payment estimate — it directly affects your debt-to-income ratio for loan qualification.
HOA Fee CalculatorClosing costs typically run 2-5% of the loan amount — around $6,000-$15,000 on a $300K home. Lender fees, title insurance, escrow, and prepaid taxes add up fast. These are due at closing in cash, not rolled into the mortgage by default.
Closing Costs CalculatorPrivate mortgage insurance (PMI) costs 0.5-1.5% of the loan annually until you reach 20% equity. On a $300K loan at 1%, that's $250/month. PMI cancels automatically at 78% LTV under federal law — but you can request removal at 80%.
National home price appreciation has averaged ~4% annually since 1968, but markets diverge dramatically. Sun Belt metros averaged 10%+ during 2020-2022; coastal markets often lag the national average during correction cycles. Local supply constraints are the main driver.
If you've lived in the home 2 of the last 5 years, you can exclude $250K (single) or $500K (married) of gain from federal capital gains tax. Many calculators show gross profit without applying this exclusion. Relevant when projecting sale proceeds.
Home Sale Capital Gains CalculatorBased on your inputs
5.5% of sale price
| Sale Price | $450,000 |
|---|---|
| Total Commission (5.5%) | $24,750 |
| Buyer's Agent (2.5%) | $11,250 |
| Seller's Agent (3.0%) | $13,500 |
| Remaining Mortgage Balance | $300,000 |
| Estimated Net Proceeds | $125,250 |
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When you sell a home, you agree to pay a commission percentage at closing. This amount is deducted from your sale proceeds before you receive your net check. The commission is split: your listing agent takes a portion, and the buyer's agent takes the rest.
1. Negotiate with your agent — most will go to 5% or lower. 2. Use a discount brokerage (Redfin, Homie) for 1–1.5% listing fee. 3. FSBO (For Sale By Owner) — eliminates seller's agent commission entirely, though still may offer buyer's agent commission. 4. iBuyers (Opendoor, Offerpad) charge service fees of 5–8% but provide convenience.
The standard real estate commission is 5–6% of the sale price. It's typically split between the buyer's agent (2.5–3%) and seller's agent (2.5–3%). Since the 2024 NAR settlement, buyers may need to negotiate separately with their agent.
Traditionally, the seller pays both agents' commissions from sale proceeds. After the 2024 NAR settlement, buyer's agent compensation is now negotiated separately — sellers can still offer a concession, but it's not automatic.
Absolutely. Commission rates are not fixed by law and are fully negotiable. Flat-fee MLS services list your home for $200–$500. Discount brokerages charge 1–1.5%. Traditional agents may negotiate to 4–5% in competitive markets.
For sellers, real estate commission is subtracted from your sale price when calculating capital gains, reducing your taxable gain. It's not a deductible expense per se, but it does reduce your profit — which is even better.
A listing agent provides pricing analysis (CMA), professional photography, MLS listing, marketing, showing coordination, offer negotiation, contract management, and closing coordination. Buyer's agents provide property search, showing, offer strategy, and negotiation.
The NAR settlement eliminated the requirement for sellers to offer buyer agent compensation through the MLS. Buyers now sign representation agreements with their agents specifying compensation. Sellers can still offer concessions, but commission structures are more transparent and negotiable.
Agents typically keep 60-80% of their split after their brokerage takes 20-40%. On a $10,000 commission with a 70/30 split, the agent keeps $7,000 before paying self-employment taxes, marketing costs, MLS fees, insurance, and other business expenses.
FSBO homes sell for 5-10% less on average according to NAR data, potentially offsetting commission savings. However, in hot markets with low inventory, FSBO can work well. Consider a flat-fee MLS listing ($200-$500) for maximum exposure while saving on listing agent commission.
Net proceeds = sale price minus agent commission minus closing costs minus remaining mortgage balance. On a $400,000 sale with 5% commission, you pay $20,000 in commission. Factor in 1-2% additional closing costs and your mortgage payoff for total net proceeds.
Yes, commission rates are always negotiable. Leverage points include higher-priced homes, repeat business, dual agency situations, and market conditions. Many agents will reduce rates to 4-5% total for listings above $500,000 or in fast-selling markets.
Total Commission = Sale Price × Commission Rate
Net Proceeds = Sale Price − Commission − Mortgage Balance
Commission rates are negotiable — standard is 5–6% split between agents.
Every formula on this page traces to a federal agency, central bank, or peer-reviewed institution. We cite the rule-makers, not secondhand blogs.
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Calculations are for educational purposes only. Consult a qualified financial advisor for personalized advice.