The question I get most from sellers is not "what is my home worth" — it is "what will I actually keep?" The answer is the sale price minus a short list of costs. Here is that list, so nothing on your closing statement is a surprise.
1. Paying off what you owe
Your mortgage balance, any home-equity line, and a small payoff fee from the lender. The payoff letter is ordered before closing, and interest runs to the day of closing — so the number is a little higher than your last statement.
2. Commission
My listing fee is negotiable and in writing before we go to market. Separately, you decide whether to offer compensation to the buyer's agent. Offering it usually widens the pool of buyers; it is your choice, and we discuss it with real numbers before you sign anything.
3. State transfer stamps
| State | Who pays | How much |
|---|---|---|
| Massachusetts | Seller | $4.56 for every $1,000 of the sale price (about $2,280 on a $500,000 sale) |
| New Hampshire | Split buyer / seller | $15 per $1,000 total — $7.50 per $1,000 from each side |
4. Attorney, prorations and the small lines
- Your attorney prepares the deed and clears title. Budget a few hundred to roughly a thousand dollars depending on the file.
- Prorations: property taxes, water and sewer, and condo fees are split to the closing date. Sometimes they come back to you as a credit.
- Smoke and carbon-monoxide certificate (Massachusetts), final water reading, and recording fees.
What this looks like on a real sale
On a $500,000 sale in Massachusetts with a $300,000 mortgage balance, the typical seller walks away with somewhere around $165,000 to $175,000 after everything above — the exact figure depends on the commission you agree to and what the buyer negotiates. The net proceeds tool in my seller presentation shows every one of these lines for your own numbers, and I hand you a written net sheet before you list.
Price is what the market says. Net is what you keep. We plan for the second one.
Have a question about your situation?
Reply is personal, usually the same day. Or run the numbers yourself in the toolkit.
This note is general information, not legal, tax or financial advice, and not an appraisal or loan approval. Every situation is different — let's talk about yours.
