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What will you actually walk away with?

Most sellers focus on the sale price — which makes sense, because it's the biggest number. But the check you actually receive at closing is rarely the same number. Agent commissions, closing costs, your mortgage payoff, pre-sale repairs, and moving costs all come out before you see a dime. Understanding those deductions before you list is the difference between being pleasantly surprised and feeling blindsided.

This tool walks through every line item so you can set realistic expectations, plan your next purchase, and have an informed conversation with your agent about what pricing strategy actually makes sense for your situation.

The biggest deductions — and how to think about them

Agent commission. In Northern Utah, total commission typically runs 5–6% of the sale price, split between the listing agent and the buyer's agent. On a $465,000 home, that's $23,250–$27,900. This is the single largest cost of selling — but a skilled listing agent who prices correctly and negotiates well typically nets sellers significantly more than a discount approach.

Mortgage payoff. Your lender calculates this differently than your current balance — it includes accrued interest to the payoff date plus a per diem for each day after. Call your lender for an exact payoff quote rather than relying on your last statement. It's typically $500–$2,000 higher than your current balance.

Closing costs. Utah sellers typically pay $2,500–$5,000 in closing costs including title insurance, escrow fees, recording fees, and HOA transfer fees if applicable. These are negotiable — in a strong market, buyers sometimes agree to cover their own closing costs.

Pre-sale repairs and prep. This is where sellers often underinvest. Homes that are show-ready consistently sell faster and for more money. A $3,000 investment in paint, carpet, and landscaping can return $8,000–$15,000 in final sale price. I can walk through your home and give you an honest list of what to fix and what to skip.

What about capital gains tax?

If you've lived in the home as your primary residence for 2 of the last 5 years, you can exclude up to $250,000 in gain ($500,000 for married couples) from capital gains tax. Most Northern Utah sellers fall under this threshold, but if you've owned your home for a long time and values have appreciated significantly, consult a tax professional before closing.