Home Selling Calculator: The Full List of What Gets Deducted
Published by Cash Flow Deals · Last updated 2026-08-05 · Published and reviewed for compliance by Camilo Palacio, a Florida Licensed Realtor
A home selling calculator lines up every cost against your expected sale price: your mortgage payoff, agent commission (historically 5-6%, now negotiated deal by deal since a 2024 industry settlement), closing costs (commonly 1-3% of the sale price), and any repair credits negotiated after inspection. Add those up and subtract from your sale price to get net proceeds, the number you actually keep. Cash Flow Deals shortens that list to one line, a flat fee, by locking a net price before repairs are ever scoped.
| Cash Flow Deals | Traditional Listing | |
|---|---|---|
| Deductions from sale price | Flat fee only | Payoff, commission, closing costs, repair credits |
| Repairs | None required, price locked first | Buyer inspection often triggers credits or repair requests |
| Fees | Flat fee, no commission | 5-6% commission split between agents |
| Timeline | Often days to a couple of weeks | 30-45+ days once under contract |
The Full List of Deductions a Home Selling Calculator Tracks
Selling a house involves more moving deduction lines than most people expect going in. A thorough home selling calculator accounts for your remaining mortgage payoff, agent commission, seller-side closing costs, prorated property taxes or HOA dues, and any repair credits or concessions negotiated after a buyer's inspection.
Each line is its own small research project. Your payoff isn't just your loan balance, it includes accrued daily interest through your closing date. Commission and closing costs are both percentages of a sale price you haven't locked in yet. Repair credits don't exist until an inspector finds something.
Commission Is Usually the Biggest Line Item
Agent commission has historically run 5-6% of the sale price, split between the listing agent and the buyer's agent. Since a 2024 industry settlement changed how buyer-agent compensation is disclosed and negotiated, that split is now worked out deal by deal rather than automatically advertised, but the total cost to sellers hasn't disappeared, it still typically comes out of the seller's proceeds at closing.
On a $400,000 sale at a 5.5% blended rate, that's $22,000 leaving the seller's check before anything else gets deducted.
Closing Costs and Repair Credits Add Up Fast
On top of commission, sellers typically cover their own closing costs separate from what the buyer pays, commonly in the 1-3% range for items like title insurance, transfer taxes, and prorated taxes or dues. Then there's the wildcard: repair credits. If a buyer's inspector finds a problem, sellers often negotiate a credit at closing rather than making the repair themselves, and that number is close to impossible to predict before the inspection happens.
Stack commission, closing costs, and a repair credit together and it's common for total deductions to run 8-10% or more of the sale price.
A Calculator With One Line Instead of Five
Cash Flow Deals collapses that whole list into a flat fee. It locks a net price before repairs are ever scoped, using a novation-based process arranged with a licensed local broker partner instead of a standard listing, which removes the commission line and the repair-credit line entirely.
Run the full traditional calculator first to see the real cost of that route. Then compare it against a number that doesn't shrink after you accept it.
Common questions
What's the biggest deduction on a home selling calculator?
Usually agent commission, historically 5-6% of the sale price split between the listing and buyer's agent. On higher-priced homes it's typically the single largest line item, ahead of closing costs or repair credits.
Are closing costs the same as commission?
No, they're separate. Commission pays the agents. Closing costs are a different set of fees, commonly 1-3% of the sale price, covering items like title insurance, transfer taxes, and prorated taxes or HOA dues.
Does a home selling calculator account for repair credits?
A thorough one leaves room for it, but the actual amount is unpredictable until a buyer's inspection happens. Treat any repair-credit line in a calculator as a placeholder, not a firm number, until you're under contract.
How much do I actually keep after selling my home?
Take your sale price and subtract your mortgage payoff, agent commission, closing costs, and any repair credits. What's left is your net proceeds, often 8-10% or more below the headline sale price through a traditional listing.
Keep reading
What this means for your options
A value estimate is a starting point, not a guaranteed number. Our process tests your home against the real market -- real buyers, real comps -- before you commit to a price.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. Usually within one business day.
See your selling options before you decide anything.