Common seller expenses
- Listing brokerage services
- Negotiated buyer-broker compensation or concessions
- Title, closing and recording charges
- Prorated taxes and association charges
- Repairs, preparation, moving and optional warranty costs
- Mortgage payoff and lender fees
Why the listing fee matters
A percentage-based listing fee rises with the sale price. Michael's eligible full-service listings use a clear $4,995 listing fee.
Estimate your net
Begin with the expected sale-price range, then subtract the mortgage payoff, anticipated closing costs, concessions and brokerage fees. Exact figures depend on the property and contract.
Start with realistic value
Condition, location, updates and current competition affect what buyers may pay. A comparative market analysis provides a better planning foundation than a generic online estimate.
Build an estimate before accepting an offer
Ask the closing provider for an itemized estimate using your expected closing date. Ask your lender for a payoff quote rather than using the balance from your last statement. Review association charges, any agreed concessions and repair allowances separately.
A worksheet for your conversation
- Expected sale price or offer price
- Less your current loan payoff and any other amounts that must be paid at closing
- Less the $4,995 listing fee, where eligible under your agreement
- Less any separately agreed buyer-broker compensation
- Less estimated title, closing, recording and prorated charges
- Less seller concessions and repair credits you agree to provide
The remaining amount is a planning estimate of proceeds. Do not count a repair credit twice if it is already included in the closing provider’s estimate. Actual figures may change before closing.
Does a flat listing fee mean selling costs are fixed?
No. It makes the listing fee predictable; it does not fix your payoff, taxes, repairs, concessions or closing charges. See what the full-service listing includes and compare listing fees separately from the rest of your budget.
When does an expense become part of your plan?
Separate pre-listing preparation spending from expenses negotiated in the buyer’s offer. Keep possible inspection requests separate until terms are agreed, and update the estimate as the transaction moves toward closing.