Home Selling Calculator: The Full List of What Gets Deducted

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 agreed on 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

With Cash Flow Deals, you choose between the Fast Cash Offer, where we buy your house as-is and close, and the Premium Cash Offer, where a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you.

We cover repair costs, and we figure out a way, so nothing comes out of your pocket. With Premium, only what the buyer's lender requires gets fixed; we cover those costs up front, and they are settled from the sale proceeds, from our share. With Fast Cash, you sell as-is without making repairs. The number is agreed before any work starts, and it changes only if you agree. The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.

If the Premium buyer's loan falls through, that is our problem, not yours, and you can still choose the Fast Cash Offer at its own number instead of the Premium Cash Offer.

Run the full traditional calculator first to see the costs of that route. Then compare what you would keep with each of your offers. On Premium, costs come from our share of the sale proceeds, and we are paid as a separate line item on the closing statement.