Est. 2026 — All fifty states
See your true net proceeds before you sign a listing agreement: commission, buyer/listing split, state transfer tax and closing fees — every line, one screen, no email required.
The ledger — free, instant, nothing uploaded
Transfer tax note no state transfer tax
The method
01
Selling a $400,000 home at 6% commission means $24,000 leaves the table before you see a dime. Most sellers only discover the full picture at closing, when the commission, transfer tax and title fees have already been deducted. This calculator shows the whole ledger up front: enter your price, slide the commission and the buyer/listing split, and watch your net proceeds update line by line.
02
The math itself is simple — commission = price × rate — but the details are where money hides. Your state's transfer tax alone can range from zero (Texas, Arizona, Massachusetts) to over 1% (Washington). And since the August 2024 NAR settlement changed how buyer's agents are paid, the split between the listing side and the buyer side is now genuinely negotiable. The sliders in the calculator model any split you can negotiate.
03
The formula, spelled out: total commission = sale price × (rate ÷ 100). Seller net = sale price − total commission − transfer tax − closing extras. Transfer tax = sale price × (state rate ÷ 100). The buyer's agent fee is the portion of the total commission going to the buyer side, which you control with the slider. That is the entire model — no hidden inputs, nothing sent anywhere.
Every figure updates locally in your browser — the calculator works offline once the page has loaded, and nothing you type is ever transmitted.
Table I
Average total commission and seller-side transfer taxes for the most active markets. The calculator presets these automatically when you pick a state.
| State | Avg total commission | Transfer tax | Notes |
|---|---|---|---|
| National average | 5.50% | none | no state transfer tax |
| Texas | 5.50% | none | no state transfer tax (title fees local) |
| California | 5.00% | $0.11% | county documentary tax $0.55/$500 (0.11%) |
| New York | 5.00% | $0.4% | NYC+State transfer tax ~0.4% (varies by city) |
| Florida | 5.50% | $0.7% | documentary stamp tax $0.70/$100 (0.7%) |
| Washington | 5.00% | $0.128% | REET ~1.28% (state+local) |
| Illinois | 5.25% | $0.075% | $0.75/$500 (0.15%) |
| Pennsylvania | 5.50% | $0.1% | 1% transfer tax usually split |
| Georgia | 5.50% | $0.1% | $1/$1000 transfer tax |
| Arizona | 5.25% | none | no state transfer tax |
| Colorado | 5.30% | $0.01% | 0.01% state fee |
| North Carolina | 5.40% | $0.1% | $1/$500 excise tax |
| Ohio | 5.40% | $0.1% | $1/$1000 conveyance fee (varies) |
| Massachusetts | 5.00% | none | no state transfer tax |
| New Jersey | 5.00% | $0.4% | ~1% transfer fee ( Mansion Tax >$1M) |
Rates are negotiable everywhere — these are market averages for orientation, not quotes. Transfer tax schedules change; confirm with your state revenue department or settlement agent before relying on a number.
"Most sellers only discover the full picture at closing."— Why this ledger exists
Notes & questions
The typical total commission in the U.S. is around 5% to 6% of the sale price, split between the listing agent and the buyer's agent. Rates are fully negotiable and have been trending down since the 2024 NAR settlement — many markets now average closer to 5%. This calculator defaults to 6% so you can see the traditional case, then slide it down to compare.
Commission = sale price × commission rate. For example, on a $400,000 home at 6% total commission, the commission is $24,000 — typically $12,000 to the listing side and $12,000 to the buyer's side. This calculator also subtracts state transfer taxes and typical closing fees to show your estimated net proceeds.
Since August 2024, buyers sign a buyer-broker agreement before touring homes, and buyer-agent compensation is negotiated directly with the buyer rather than being preset in MLS listings. In practice sellers often still offer compensation, or the fee can be rolled into the purchase price or financing. This calculator shows both sides so you can model either scenario with the split slider.
Your net proceeds = sale price − total commission − state/local transfer tax − closing costs (title, settlement, recording). On a $400,000 sale at 6% commission with a 0.4% transfer tax and 1% in title and settlement fees, you would net roughly $370,000. Enter your own numbers above for a full line-by-line breakdown.
Beyond commission, sellers typically pay the state transfer or documentary tax (0% to about 1.3% depending on the state, e.g. 0.7% in Florida, 0.11% in California), title and settlement fees, recording fees, and any prorated property taxes or HOA dues. This calculator bundles title, settlement and recording into an estimated 1% figure you can adjust mentally.
No. Commission rates have never been fixed by law — they are negotiable between you and your agent. Some sellers negotiate 5% or 4%, use flat-fee MLS services, or sell by owner. The slider in this calculator lets you model any rate from 0% to 10% so you can see exactly how each percentage point affects your net.
