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What will you actually
walk away with?

Agent commissions, closing costs, mortgage payoff, transfer taxes — every line item that stands between your sale price and the check you deposit. See the real number before you list.

"I thought I'd net $180k. The real number was $142k. I wish I'd known before I made offers on my next place."
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Your Sale

Not sure? Zillow or Redfin gives a rough estimate. Your agent's CMA is more accurate.
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Mortgage & Liens

Check your last statement or mortgage servicer portal for your remaining principal — not your monthly payment.
Additional Liens (optional)
🏘️ HOA Special Assessment
⚖️ Other Liens / Judgments
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Selling Costs

%
After the 2024 NAR settlement, commissions are fully negotiable. Most listing agents charge 2.5–3%.
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Post-NAR (2024): no longer required by the seller. Many still offer 0–3% to attract buyers. Enter 0 if your buyer pays their own agent.
Closing Costs
Additional Closing Costs (optional)
⚖️ Attorney Fees

Ohio doesn't require a closing attorney, but many sellers use one ($500–1,200)

🏛️ Prorated Property Taxes

Annual property tax bill — we'll estimate the proration credit

🏘️ HOA Transfer Fee

Typically $200–500 if applicable

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Pre-Sale Costs

What you spend before listing. Optional — but it affects your net.

🚚 Include Moving Costs

Typical range $1,500–4,000 depending on distance and volume

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Negotiation & Savings Tips

01
Commission is negotiable — always
Post-NAR settlement (2024), there is no "standard" commission. A 1% reduction on a $350,000 sale is $3,500 back in your pocket. Interview multiple agents and ask directly.
02
Buyer's agent commission: offer strategically
You no longer have to offer anything — but a competitive offer (2–2.5%) still attracts more buyers in most markets. Ask your agent what's typical in your zip code right now.
03
Staging pays for itself in most markets
NAR data shows staged homes sell for 1–5% more. Even partial staging (living room, primary bedroom, kitchen) makes a measurable difference. Budget $1,500–3,000 and model the impact on your net proceeds above.
04
Repairs: fix what buyers will ask about, skip the rest
Focus on mechanicals (HVAC, water heater, roof), safety items, and obvious cosmetics. Avoid over-improving — most renovations return 60–80 cents per dollar at resale, not 100.
05
Capital gains: you may owe nothing
If this is your primary residence and you've lived there 2 of the last 5 years, you can exclude up to $250,000 in gain ($500,000 if married filing jointly). Most Ohio home sellers owe no capital gains tax.
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Plain-Language Definitions

Ohio charges $1 per $1,000 of sale price in state transfer tax. Cuyahoga County adds $3/$1,000. Total is typically $4/$1,000 — meaning a $350,000 sale in Cuyahoga costs $1,400 in transfer tax. This is paid by the seller at closing.
Protects the buyer (and their lender) from any defects in the property's title history — prior liens, unpaid taxes, forged deeds, or ownership disputes. In Ohio, the seller typically pays for the owner's title policy. Usually 0.4–0.6% of the sale price.
Ohio taxes are paid in arrears — meaning you owe taxes for time you've already lived there. At closing, sellers give buyers a credit for the portion of the year owned. On a $3,200 annual bill, selling in July means roughly a $1,600 credit to the buyer.
The National Association of Realtors reached a settlement in 2024 that eliminated the requirement for sellers to offer buyer's agent compensation through MLS. As of August 2024, commissions are fully negotiable. Sellers can offer $0, a flat fee, or a percentage — it's a conversation, not a rule.
The fee charged by the title company or escrow officer for managing the closing — coordinating the transfer of funds, recording the deed, and distributing proceeds. In Ohio, typically $1,500–2,500 flat. Sometimes split between buyer and seller, sometimes paid entirely by one party depending on negotiation.
The amount of money you actually walk away with after all deductions — commissions, closing costs, mortgage payoff, pre-sale expenses. This is the check that hits your bank account, not your sale price. The gap between sale price and net proceeds surprises most sellers.
Your Net Proceeds Live
Estimated Take-Home
$142,800
After all costs on a $350,000 sale
⚠️ Underwater scenario. Your deductions exceed your sale price at these numbers. You may need to bring cash to the closing table or negotiate a different sale structure.
Where every dollar goes
Sale Price $350,000
Agent Commissions −$17,500
Closing Costs −$5,550
Mortgage Payoff −$195,000
Pre-Sale Costs −$500
Your Net Proceeds $131,450
Capital Gains Estimate
Enter your purchase year and price above to see your estimated capital gains position.
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Frequently Asked Questions

Your net proceeds equal your sale price minus every deduction that happens between contract and closing: agent commissions, title insurance, transfer taxes, closing fees, prorated property taxes, your mortgage payoff, and any pre-sale costs like repairs or staging.

This calculator handles all of it automatically. Enter your expected sale price, your mortgage balance, and your commission rates — the result updates in real time.

Ohio sellers typically pay 7–9% of the sale price in total costs when you include commissions. Breaking it down: agent commissions run 4–5%, title insurance 0.4–0.6%, transfer tax 0.4% (higher in Cuyahoga County), closing fees $1,500–2,500 flat, and prorated property taxes that vary by county and timing.

On a $350,000 sale, expect $24,000–32,000 in total selling costs before mortgage payoff.

No. The August 2024 NAR settlement eliminated the requirement for sellers to offer buyer's agent compensation through MLS. You can offer $0, a flat fee, or a percentage — it's fully negotiable.

That said, many sellers still offer 2–2.5% to attract more buyers and reduce friction. Ask your listing agent what other sellers in your zip code are currently offering.

Probably not, if this is your primary residence. The IRS allows you to exclude up to $250,000 in capital gains if you're single, or $500,000 if married filing jointly — as long as you've lived in the home for at least 2 of the last 5 years. Most Ohio home sellers qualify for this exclusion entirely.

Consult a tax professional for your specific situation.

Ohio's state real estate transfer tax is $1 per $1,000 of sale price (0.1%). Most Ohio counties add a conveyance fee on top of that. Cuyahoga County charges an additional $3/$1,000, bringing the total to $4/$1,000 (0.4%). On a $350,000 sale in Cuyahoga County, you'd pay approximately $1,400 in transfer taxes.

Focus on mechanicals buyers will flag in inspection — HVAC, water heater, roof condition, electrical, and plumbing. Safety items and obvious cosmetic issues are worth addressing.

Avoid over-improving. Most full kitchen and bathroom renovations return 60–80 cents per dollar at resale, not 100. Model the impact of any repair amount directly in this calculator — adjust the repairs field and watch your net proceeds update in real time.

Your take-home
$142,800
Live
on a $350,000 sale