Most sellers focus on the sale price. Smart sellers focus on net proceeds — the amount that actually lands in your bank account after every fee, tax, and commission is subtracted. On a $350,000 sale, the gap between sale price and net proceeds can be $28,000 to $35,000 or more.
This guide breaks down every dollar so there are zero surprises on closing day. We'll show you which fees are fixed by law, which are negotiable, and which you can eliminate entirely depending on how you sell. See our commitment to full cost transparency →
Every Fee Itemized
Here's what sellers typically pay on a $350,000 home sale. Amounts vary by state and negotiation — we'll show exact ranges below.
| Fee | Typical Cost | % of Sale | Negotiable? |
|---|---|---|---|
| Agent Commissions | |||
| Listing Agent Commission | $8,750 - $10,500 | 2.5% - 3.0% | Negotiable |
| Buyer's Agent Commission | $8,750 - $10,500 | 2.5% - 3.0% | Negotiable |
| Title & Escrow | |||
| Owner's Title Insurance | $1,000 - $3,000 | 0.3% - 0.9% | Shoppable |
| Escrow / Settlement Fee | $500 - $2,000 | 0.1% - 0.6% | Negotiable |
| Title Search Fee | $200 - $400 | < 0.1% | Usually fixed |
| Government Fees & Taxes | |||
| Transfer Tax / Excise Tax | $0 - $7,700 | 0% - 2.2% | Set by law |
| Recording Fees | $50 - $750 | < 0.2% | Set by law |
| Prorated Property Taxes | $500 - $4,000+ | Varies | Set by law |
| Other Seller Costs | |||
| Attorney Fees | $500 - $1,500 | 0.1% - 0.4% | Shoppable |
| Home Warranty (for buyer) | $350 - $600 | ~0.1% | Optional |
| HOA Transfer Fees | $150 - $500 | < 0.2% | Usually fixed |
| Mortgage Payoff (wire fee) | $25 - $100 | < 0.03% | Fixed |
| Buyer Concessions (if agreed) | $0 - $10,500 | 0% - 3% | Negotiated |
| Total Seller Costs | $28,000 - $35,000+ | 8% - 10% | |
The biggest line item by far: Agent commissions, which typically run 5-6% of the sale price. On a $350K home, that's $17,500-$21,000 — more than half your total closing costs. Everything else (title, taxes, escrow, recording) typically totals 2-4%. Explore faster selling strategies that reduce these costs →
The Closing Cost Waterfall
On a $350,000 sale with a $200,000 mortgage balance, here's how your equity gets divided. The green bar is what you keep.
$350,000 Home Sale — Equity Waterfall
That's $26,550 in fees on $150,000 of equity — 17.7% of your equity goes to closing costs. The percentage gets even worse with less equity. A seller with $80,000 in equity on the same home would lose 33%+ to fees. Check what you'd actually net from your home →
3 Ways to Sell, 3 Different Nets
Same house, same value, dramatically different net proceeds. The method you choose matters more than the sale price.
MLS Listing
Investor Sale
Novation Sale
The partnership nets $8,000+ more than a traditional listing and $41,000+ more than a cash buyer on this example — because you eliminate agent commissions (the single largest cost) while still selling at near-market value. See how the Bee's Knees Partner Program works →
Net Proceeds Calculator
What Will You Actually Keep?
5 Ways to Cut Closing Costs
Negotiate Agent Commissions
Commissions are always negotiable — there's no law setting rates. Reducing from 6% to 5% saves $3,500 on a $350K sale. Or eliminate them entirely with a novation partnership.
Potential savings: $3,500 - $21,000Shop Title Insurance
Get quotes from at least 3 title companies. Rates can vary 30-50% for identical coverage. Some states regulate title insurance rates (FL, TX, NM, NY) but most don't.
Potential savings: $500 - $1,500Review Closing Disclosure Line by Line
You receive this document 3 days before closing. Look for junk fees: courier fees, administrative fees, document prep fees. Ask about every charge you don't recognize — some can be removed.
Potential savings: $200 - $800Time Your Closing Date
Close at the end of the month to minimize prorated interest charges. Close early in the tax year to reduce prorated property tax obligations. Strategic timing can save hundreds.
Potential savings: $200 - $1,000Skip the Home Warranty
Buyers sometimes request a home warranty ($350-$600). In a seller's market, you can decline. In a buyer's market, offering one can strengthen your negotiating position on other costs.
Potential savings: $350 - $600Transfer Taxes by State
Transfer taxes are the most variable closing cost — ranging from $0 in 13 states to over 2% in parts of New York and Delaware. Here's a quick reference for the highest and lowest states. Your actual rate depends on county, municipality, and sale price thresholds.
| State | Transfer Tax Rate | Cost on $350K Home | Notes |
|---|---|---|---|
| No Transfer Tax States | |||
| Alaska, Idaho, Indiana, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Oregon, Texas, Utah, Wyoming | $0 | 13 states have no state-level transfer tax | |
| Low Transfer Tax States (Under 0.3%) | |||
| California | $1.10 per $1,000 | $385 | County tax; some cities add more |
| Florida | $0.70 per $100 | $2,450 | Miami-Dade is $0.60/$100 |
| North Carolina | $1.00 per $500 | $700 | Flat state rate |
| High Transfer Tax States (Over 1%) | |||
| Delaware | 4% (split buyer/seller) | $7,000 (seller share) | Highest in nation; typically split |
| New York | 0.4% + mansion tax above $1M | $1,400 | NYC adds 1-1.425% more |
| Pennsylvania | 2% (split buyer/seller) | $3,500 (seller share) | Philadelphia adds 3.278% |
| Washington | 1.28% - 3% | $4,480 | Tiered by sale price |
Transfer taxes are set by state and local law — they cannot be negotiated. However, who pays them (buyer vs. seller) is sometimes negotiable depending on local custom and market conditions. In many states, the split is customary but not legally required. See local market data for your state →
Frequently Asked
Total seller costs (including commissions) run 8-10% of the sale price. Without commissions, closing costs average 2-4%. On a $350K home, that's $28,000-$35,000 total or $7,000-$14,000 excluding commissions. Learn how our process minimizes your costs →
Sellers pay: agent commissions (if applicable), owner's title insurance, transfer taxes, prorated property taxes, escrow/settlement fees, recording fees, and any negotiated buyer concessions. Attorney fees are required in some states. Mortgage payoff and any prepayment penalties are also deducted from proceeds.
Yes — commissions, title insurance, escrow fees, and home warranties are all negotiable. Transfer taxes, recording fees, and property taxes are set by law and cannot be negotiated. The biggest savings come from commission negotiation or elimination.
No. All seller closing costs are deducted from the sale proceeds at the closing table. The title company subtracts every fee before wiring your net proceeds. You don't write a separate check. The only exception: if the sale price doesn't cover your mortgage plus closing costs (a short sale situation).
Biggest savings: negotiate or eliminate agent commissions ($3,500-$21,000), shop title insurance ($500-$1,500), review closing disclosure for junk fees ($200-$800), time your closing strategically, and consider selling via partnership to eliminate listing fees entirely. Get a no-fee offer →
Closing cost data in this guide reflects 2025-2026 averages from ClosingCorp, the National Association of Realtors (NAR), and state department of revenue records. Agent commission data reflects post-NAR settlement market conditions (effective August 2024), which decoupled listing and buyer agent commissions. Transfer tax rates are current as of February 2026 but vary by county and municipality — verify with your title company. The $6,900 average closing cost figure (excluding commissions and prepaids) comes from ClosingCorp's annual report. Actual costs vary significantly by state, property value, and negotiation.