How much will you actually make selling your home? Get your net sheet instantly — commissions, payoff, closing costs, and capital gains.
With home prices elevated in most markets, seller proceeds are often larger in dollar terms in 2026 — but so are the costs. Real estate commissions (typically 4–6% total) remain the biggest deduction, followed by mortgage payoff. Most sellers with 2+ years of primary residence occupancy qualify for the capital gains exclusion ($250K single / $500K married) and owe no federal capital gains tax on their profit.
Many sellers are surprised to discover how much of their sale price doesn't make it to their bank account. Understanding all the deductions ahead of time helps you set realistic expectations and plan your next move.
Real estate commissions are typically the largest single cost of selling a home, historically 5–6% of the sale price. On a $500,000 home, that's $25,000–$30,000. Following the 2024 NAR settlement, buyer's agent compensation is no longer mandated to be offered through the MLS — sellers have more flexibility to negotiate, and some sellers are successfully reducing total commission to 3–4% by working with fee-conscious agents.
Your mortgage payoff amount is the total amount needed to completely pay off your loan as of your closing date. It's slightly more than your current balance because interest accrues daily. Contact your lender for an official payoff quote — it's typically valid for 30 days. If you have a home equity line of credit (HELOC), that must also be paid off at closing.
If your profit exceeds the IRS exclusion ($250,000 single / $500,000 married), the excess is taxed as long-term capital gains. In 2026, the long-term capital gains rates are 0% (for incomes below ~$47,000 single / ~$94,000 married), 15% (most taxpayers), or 20% (high earners). High-income earners also face a 3.8% Net Investment Income Tax (NIIT).
Your taxable gain is reduced by your adjusted basis: original purchase price + capital improvements + buying closing costs + selling closing costs. Good recordkeeping can save tens of thousands in capital gains taxes. Consult a CPA for guidance specific to your situation.
Seller's Deductions:
Capital Gains (Married Filing Jointly):
Consult a licensed real estate agent for a personalized seller net sheet and a CPA for capital gains tax advice.
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Net proceeds = Sale price − mortgage payoff − real estate commissions − closing costs − repairs/staging costs − transfer taxes. For example: $500,000 sale price − $280,000 mortgage payoff − $25,000 commissions − $5,000 closing costs − $8,000 repairs = $182,000 net proceeds. Capital gains taxes may further reduce your take-home if you don't qualify for the exclusion. A licensed real estate agent can prepare an accurate seller net sheet for your specific transaction.
Most homeowners qualify for the capital gains exclusion: $250,000 for single filers and $500,000 for married couples filing jointly. To qualify, you must have owned and lived in the home as your primary residence for at least 2 of the last 5 years. Profits below these thresholds are completely tax-free. Profits above the exclusion are taxed at long-term capital gains rates (0%, 15%, or 20% depending on income). Consult a CPA or tax attorney for guidance specific to your situation.
A seller net sheet (or seller's estimated proceeds) is a document your real estate agent or title company prepares showing all the costs of selling your home and your estimated net proceeds. It includes your sale price, all deductions (commissions, closing costs, mortgage payoff, taxes), and your estimated check at closing. Our calculator creates an instant digital version of this document.
Yes. Your cost basis for capital gains purposes is your original purchase price plus the cost of any capital improvements you made while owning the home. Capital improvements are permanent upgrades that add value (new roof, kitchen remodel, addition) — not routine maintenance. Keeping records of all improvements can significantly reduce your taxable gain. A CPA can help you identify which expenses qualify.
Unlike pre-1997 rules, current tax law does not require you to "roll over" your gains into a new home. You can take your proceeds, rent, or use the money however you choose. As long as you meet the 2-of-5-year residency test and your profit is within the exclusion limits, you owe no capital gains tax regardless of whether you buy another home.
Disclaimer: Seller net proceeds estimates are for planning purposes only. Actual proceeds depend on final negotiated sale price, exact mortgage payoff amount, actual closing costs, and your specific tax situation. Capital gains tax calculations are simplified estimates. Tax law is complex and individual circumstances vary significantly. Consult a CPA or tax attorney for capital gains advice, and a licensed real estate agent for an accurate seller net sheet specific to your transaction.