Net Proceeds Explained

The number on your listing agreement is not the number you'll get at closing. Most sellers are surprised by how much leaves the table before the wire hits their account. Here's every dollar that comes out — and how to keep more of it.

The proceeds waterfall

Sale Price − Agent commissions (2.5–5% post-NAR settlement) − Seller concessions negotiated in contract − Closing costs (transfer tax, title, attorney: 1–2%) − Remaining mortgage balance − Pre-listing repairs you funded = Your Net Proceeds

Example: $500K sale → $17.5K commissions → $8K concessions → $6K closing → $220K mortgage → $248,500 net.

Use the Net Proceeds calculator for your exact numbers — it applies your state's transfer tax and current rates.

Post-NAR settlement commissions

After the August 2024 NAR settlement:

• ▸Buyer agent commission is no longer automatically the seller's obligation.
• ▸Most sellers still offer 2–2.5% buyer agent co-op to attract financed buyers (particularly FHA/VA, who can't easily pay their agent).
• ▸Cash buyers and investors push to reduce or eliminate it.

You can negotiate this — but weigh the trade-off: offering no co-op shrinks your buyer pool.

The number most sellers forget: capital gains

If your home has appreciated a lot, you may owe capital gains tax. The primary-residence exclusion shields $250K (single) / $500K (married) of gain if you've lived there 2 of the last 5 years. Above that, long-term capital gains rates (0/15/20%) plus 3.8% NIIT may apply. Plan for this before you list, not at closing.

Your net proceeds are your next down payment

This number isn't just a payout — it's your move-up buying power. If you clear $120K, that's 20% down on a $600K move-up home. The Move-Up Analysis connects your sale to your next purchase so you time both optimally.