“What will I actually walk away with?” is the first question most sellers ask — and the honest answer is: your sale price minus a stack of costs that usually runs 7% to 10% of the price. Here's every line item that comes out of a home sale in Denton, TX, so there are no surprises at the closing table.
1. Real estate commissions (the biggest one)
Commissions are the largest cost and typically run around 5–6% of the sale price, split between the listing side and the buyer's side. Since the 2024 NAR settlement changed how buyer-agent compensation works, this is more negotiable and more transparent than ever — how much (if any) you offer a buyer's agent is a strategy conversation, not a fixed rule. On a $400,000 home, 5.5% is about $22,000.
2. Title & closing costs
In Texas it's customary for the seller to pay for the owner's title insurance policy, which protects the buyer against title defects. Premiums are set by the state and scale with price — roughly $2,000–$2,800 on a $400K home. Add escrow/closing fees, document prep, and recording fees (a few hundred dollars each), usually split with the buyer.
3. Property tax proration
Texas has no state income tax but relatively high property taxes (commonly ~2.0–2.5%of value in Denton County). Because taxes are paid in arrears, at closing you'll credit the buyer for your share of the year's taxes up to the closing date. It's not an extra fee so much as settling up your portion of the year you owned the home.
4. Seller concessions
In a balanced market, buyers frequently ask for help — a credit toward their closing costs, a rate buydown, or repair credits after inspection. Concessions of 1–3% of the price are common right now, especially with builders down the street offering incentives. This is often the difference between a deal that closes and one that stalls.
5. Getting the home ready
Pre-listing costs vary widely but add up: minor repairs, fresh paint, deep cleaning, landscaping, and sometimes staging. You don't need to renovate — but the homes that sell fastest and closest to ask are the ones that show clean and move-in ready. Budget a few hundred to a few thousand depending on condition.
6. Your remaining mortgage payoff
This isn't a “cost” so much as the loan balance that gets paid off from your proceeds. Request a payoff statement from your lender — it includes interest through the closing date and any small admin fee.
A quick example
On a $400,000 sale with a $250,000 mortgage balance, a rough net might look like:
- Sale price: $400,000
- Commissions (~5.5%): −$22,000
- Owner's title + closing fees: −$3,000
- Seller concessions (~1.5%): −$6,000
- Prep, repairs, misc.: −$2,000
- Mortgage payoff: −$250,000
- Estimated net proceeds: ≈ $117,000
Your actual numbers depend on your price, loan balance, and the deal you negotiate — which is why a personalized seller net sheet is worth having before you list.
How to keep more of it
The two biggest levers are pricing right the first time (overpriced homes sit, then sell for less after price cuts) and smart negotiation on concessions and terms. That's where a good agent earns their keep. Want a real estimate for your specific home? Get your home's value here or reach outand I'll run you a free, no-pressure net sheet. Curious where the market stands overall? See the latest Denton County market update.
This is general information, not tax or legal advice. Exact fees vary by transaction; confirm specifics with your title company and a tax professional.