Sell My House Calculator: The 3 Numbers That Actually Set Your Total
Published by Cash Flow Deals · Last updated 2026-08-18 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®), affiliated with Silver Door Realty, LLC (License #CQ1064903)
A real sell-my-house calculation runs on three numbers, not one guess. Commission runs 5% to 6%, closing costs 1% to 3%, concessions 0% to 2%, cutting 8% to 10% off your sale price and leaving you 85% to 90% net. Cash Flow Deals is one option that replaces that math with one locked number instead.
| [Cash Flow Deals](/) | Traditional Listing | |
|---|---|---|
| Timeline | 7-21 days, you pick the closing date | 30-90+ days, tied to a buyer's financing |
| Repairs | None required before closing; net price locked before repairs are scoped | Often required after a buyer's inspection |
| Fees/Costs | Flat fee built into the net price; no separate commission, closing-cost, or concession lines to track | 5-6% commission, 1-3% closing costs, 0-2% concessions, tracked separately |
| Certainty | One locked number at signing | Total depends on final commission, closing costs, and negotiated concessions |
Three Line Items, Not One Guess
So why does a sell-my-house calculator need three separate numbers instead of one flat percentage? Because three different costs hit your proceeds independently. Agent commission runs 5% to 6% of your sale price, split between your agent and the buyer's agent. Closing costs, title, escrow, notary, and transfer tax together, run 1% to 3%. Buyer concessions, what you agree to cover for the buyer, typically run 0% to 2% on top.
Add the three together and you are looking at 8% to 10% off your sale price before your mortgage payoff is even subtracted. That leaves you with roughly 85% to 90% of your final sale price in net proceeds.
Three real numbers, added together, not one estimate pulled from thin air: 5% to 6% commission, 1% to 3% closing costs, 0% to 2% concessions.
Florida's One Fixed Line Item Inside That 1% to 3%
One piece of your 1% to 3% closing-cost line is not an estimate in Florida, it is set by statute. The documentary stamp tax on your deed is $0.70 per $100 of sale price in every county except Miami-Dade, under Florida Statute 201.02(1)(a). Miami-Dade charges $0.60 per $100 under Florida Statute 201.031, with no surtax applied to a single-family transfer. On a $350,000 sale outside Miami-Dade, that is $2,450, fixed, no matter which calculator you used to estimate the rest.
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty - not a traditional listing, and not a brokerage itself.
Think of the stamp tax like a toll booth on the way to closing: the same charge for every seller in that county, due no matter which route your sale took to get there.
Skip the Three-Line Math, Get One Number
You do not need to add commission, closing costs, and concessions separately just to know what selling your house will actually net you.
Cash Flow Deals Offer Process:
1. Cash Flow Deals reviews your house and returns a written net-price offer, typically within 24 to 48 hours.
2. Its licensed FL brokerage partner, Silver Door Realty, shows you exactly which cost categories were already subtracted from that number.
3. You pick the closing date - as soon as 10 business days out, or later if you need more time.
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.
Run the three-line calculation yourself first if you want a comparison point. Just know a traditional cash-sale route can still land 5% to 15% below market value.
Common questions
What three numbers does a real sell-my-house calculator actually add up?
Agent commission (5% to 6%), closing costs like title, escrow, and transfer tax (1% to 3%), and buyer concessions (0% to 2%). Together they typically reduce your net proceeds by 8% to 10% of your sale price.
How much is Florida's documentary stamp tax when I sell my house?
$0.70 per $100 of sale price in every county except Miami-Dade under Florida Statute 201.02(1)(a), or $0.60 per $100 in Miami-Dade under Florida Statute 201.031 with no surtax on a single-family transfer. On a $350,000 sale outside Miami-Dade, that is $2,450, fixed by law.
Can I get a real number without running the calculator myself?
Yes. Cash Flow Deals can return a written net-price offer that already accounts for closing-cost categories, typically within 24 to 48 hours.
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.