How Much Does It Cost to Sell a House?

When you think about selling your home, it’s easy to get caught up in visions of profit.

You imagine shaking hands, smiling at buyers, and walking away with a big fat check.

But wait!

Before you grab that celebratory champagne, let’s talk about reality—the not-so-glamorous side of selling a home.

Spoiler alert: it’s more expensive than you think.

So, how much does it cost to sell a house?

The short answer: between 10% to 15% of your home sale price.

The long answer? Let’s check for this guide with all the details.

Breaking Down the Costs of Selling a House

Selling a house isn’t just sticking a “For Sale” sign in the yard and collecting cash. From agent commissions to moving vans, here’s where your money goes:

Real Estate Agent Commissions

Let’s tackle the big one first.

Real estate agents don’t work for free, and their commissions typically eat up 5% to 6% of the sale price.

For a $400,000 home, that’s $20,000 to $24,000—ouch!

But wait, there’s hope.

Recent changes to commission structures mean you might not have to cover the buyer’s agent fees.

Make sure you negotiate upfront to keep these costs in check.

Oh, and don’t forget: a good agent might actually earn you more by selling faster or at a higher price.

Closing Costs

Here’s where paperwork gets expensive.

Closing costs generally run 1% to 3% of the sale price.

These include:

Title insurance: A must for a smooth transfer of ownership.
Transfer taxes: Your state’s way of saying “thanks for selling.”
Escrow and attorney fees: Lawyers aren’t cheap, but you’ll be glad they’re involved if something goes sideways.

Pre-Sale Home Repairs and Improvements

Is your house buyer-ready?

If not, get ready to roll up your sleeves—and your wallet.

On average, sellers spend $5,000 to $14,000 on repairs and improvements.

Common fixes include:

Fixing leaky roofs or creaky floors.
Refreshing with a coat of paint.
Upgrading appliances.

Pro Tip: Only invest in repairs that will genuinely boost your home’s appeal. Skip the heated bathroom tiles; buyers probably won’t care.

Staging and Photography

Remember: first impressions are everything. Staging costs range from $800 to $2,800, while professional photography is worth every penny (around $100 per session).

A well-staged home can sell faster and fetch higher offers.

Fun fact: Cookies on the counter and a cozy throw blanket? That’s not just for show—it’s psychological warfare to charm buyers into falling in love with your house.

Moving Costs

Unless you’ve mastered teleportation, you’re going to need a moving truck. Moving costs vary:

Local move: $1,700 to $7,600.
Long-distance move: $9,140 on average.

And don’t forget supplies: boxes, tape, and bubble wrap can add up. Plus, tipping movers is a nice touch—$5 to $10 per hour is customary.

Taxes, Taxes, and More Taxes

Two words: capital gains.

If you’re selling your primary residence, you can exclude up to $250,000 (single) or $500,000 (married) of profit from taxes.

Anything over that? Uncle Sam wants his cut.

You’ll also owe property taxes up to the date of sale.

And in some states, transfer taxes can be hefty.

Always consult a tax advisor—guessing wrong could be costly.

How to Cut Costs Without Cutting Corners

Here’s the good news: not every cost is set in stone.

With a little savvy, you can save big:

Negotiate commissions: Agents are often willing to lower their percentage for high-value homes.
DIY improvements: Roll up your sleeves for simple fixes like painting or landscaping.
Shop around: Get multiple quotes for movers and staging services.
Use online tools: Zillow’s home proceeds calculator is a great way to estimate what you’ll net from the sale.

A Tale of Two Sellers

Let’s consider two hypothetical sellers to drive home the point.

Budget-Busting Bob: Bob sells his $400,000 house and pays 6% in agent fees, 3% in closing costs, and $10,000 on unnecessary repairs. Total costs? $38,000, leaving Bob with a smaller profit than he expected.
Savvy Sally: Sally negotiates her agent’s fee to 4.5%, skips the unnecessary kitchen remodel, and uses free online marketing tools. Total costs? $27,000. Sally pockets an extra $11,000 compared to Bob.

Be like Sally.

What’s the Bottom Line?

How much does it cost to sell a house?

The final tally depends on your home’s sale price, location, and the choices you make.

But one thing is certain: preparation is key. By understanding the full range of costs and planning wisely, you can maximize your profit—and maybe even afford that celebratory champagne.

FAQs

What’s the average cost to sell a house?

Expect to spend 10-15% of your home’s sale price on various fees and expenses.

Can I negotiate real estate agent fees?

Absolutely! Many agents are open to negotiation, especially for high-value properties.

Do I have to stage my house?

Staging isn’t mandatory but can help sell your home faster and for more money.

What are closing costs for sellers?

These typically include title insurance, transfer taxes, and escrow fees, averaging 1-3% of the sale price.

How can I save on selling costs?

Negotiate commissions, handle minor repairs yourself, and shop around for service providers.

Are there any tax benefits when selling a house?

Yes! Capital gains exclusions can save you thousands if you meet the requirements.