The cost to sell a house in Texas is not one fixed percentage. Your final total depends on the listing service you select, any buyer-agent compensation you choose to offer, title and closing arrangements, mortgage payoff, taxes, HOA or POA items, repairs, credits, and the terms of the accepted contract.
This guide gives Texas sellers a practical way to build a net sheet without assuming every transaction has the same fees. Start with the categories below, obtain property-specific figures, and update the estimate as your listing and contract decisions become final.
Quick answer
Your estimated net proceeds are the sale price minus your mortgage payoff, listing-service fee, any buyer-agent compensation you authorize, contract-dependent closing costs, taxes and assessments, repair or buyer credits, and other property-specific charges. Treat online percentages as planning shortcuts—not a substitute for a written estimate.
Texas home-selling cost categories
| Cost category | What determines it | Best way to estimate |
|---|---|---|
| Listing service | The service plan and scope you choose | Use the written plan terms |
| Buyer-agent compensation | Your separate, negotiable decision and the accepted contract | Enter only the amount you choose to authorize |
| Title and closing | Contract terms, provider quotes, property details, and local practice | Request a preliminary seller estimate |
| Loan payoff | Lender payoff, interest, and any applicable charges | Order a current payoff statement |
| Taxes and assessments | Closing date, tax status, contract, and property | Use the closing agent’s prorations |
| HOA or POA | Association documents, balances, transfer items, and contract allocation | Ask the association and closing provider |
| Repairs and credits | Condition, negotiations, financing, and contract limits | Keep a planning reserve until negotiations end |
First, choose the listing service you actually need
Listing fees should be compared by both price and scope. A lower fee is only useful when the service level matches the work you are prepared to handle.
1% Full-Service
Seller representation with no upfront listing fee.
- Pricing guidance and MLS input
- Showing coordination
- Offer review and negotiation
- Contract-to-close support
The listing fee is paid only if the property sells. Cancellation is subject to the listing agreement. Sellers supply the property photos under the standard plan.
$500 MLS-Only
MLS input and exposure without seller representation.
- You handle calls and showings
- You evaluate offers and negotiate
- You manage contracts, disclosures, title, and closing
- You supply the property photos
The $500 fee is due when the listing goes live and is non-refundable once live.
Buyer-agent compensation is a separate seller choice
Do not automatically add a preset buyer-agent percentage to your listing fee. Buyer-agent compensation is separate from Eaton’s listing-service fee, is negotiable, and is chosen by the seller. If you decide to offer it, place that amount on its own line in your net sheet so you can compare scenarios clearly.
For example, you can model your net with no offer entered, then compare it with one or more amounts you are considering. Your actual decision should be reflected in the applicable written documents and evaluated alongside your pricing, market response, and offer terms.
Title, closing, and contract-dependent items
Texas transactions can differ by contract, county, provider, financing, property type, and negotiated allocation. Avoid assuming that one party always pays a particular item. Ask the title company or closing provider for a preliminary seller estimate based on your anticipated price and closing date.
Possible line items can include title-related charges, escrow or settlement services, recording or release items, document preparation, surveys or updates, home warranties, and other charges created by the contract. Whether a line applies—and who pays it—depends on the transaction.
Mortgage payoff, taxes, and associations
Mortgage payoff
Your mortgage balance is not necessarily your exact closing payoff. A payoff statement may include interest through a stated date and other lender-calculated items. If you have more than one lien, obtain a payoff for each.
Property taxes and assessments
Tax treatment and prorations depend on the closing date, property, and contract. Use the closing provider’s estimate rather than subtracting a generic percentage from the sale price.
HOA or POA costs
If the property is in an association, confirm balances and any document, resale-certificate, transfer, capitalization, or related items that may apply. Contract allocation matters, so verify the expected seller side before relying on your net estimate.
Repairs, concessions, and preparation
Some costs are choices made before listing; others arise after inspection or during negotiation. Your worksheet might include cleaning, landscaping, minor repairs, storage, moving, a pre-listing inspection, buyer credits, or a home warranty. Do not count the same repair twice—once in your preparation budget and again as a contract credit.
Professional presentation can matter, but the right scope depends on the home and plan. Under Eaton’s standard 1% and $500 plans, sellers supply their listing photos, so include photography in your preparation budget if you plan to hire a photographer.
A simple Texas seller net-sheet worksheet
Expected sale price
− Mortgage and lien payoff(s)
− Listing-service fee
− Buyer-agent compensation, if any, as separately chosen by you
− Estimated title and closing charges allocated to seller
− Estimated taxes, assessments, and association items
− Repairs, concessions, warranties, and preparation costs
= Estimated seller net proceeds
Run at least three versions: a conservative price with a larger contingency, a middle case, and a stronger-price case. Then update the worksheet when you receive provider estimates and when an offer changes any credits or allocations.
How to reduce avoidable selling costs
- Compare scope, not just the headline fee. Know which tasks you will perform and which are included.
- Price from current market evidence. Extra time on market can create carrying costs and weaken leverage.
- Request estimates early. Payoff, title, tax, and association information can reveal surprises before closing.
- Keep compensation lines separate. This prevents a listing fee from being confused with an optional buyer-agent offer.
- Evaluate the whole offer. Price, financing, timing, contingencies, and credits all affect risk and net proceeds.
Frequently asked questions
Is there a standard total percentage to sell a Texas home?
No single percentage accurately covers every Texas sale. Listing service, any buyer-agent compensation, contract allocations, payoff, taxes, association items, and negotiated credits vary.
Is buyer-agent compensation included in Eaton’s 1% listing fee?
No. Buyer-agent compensation is separate, negotiable, and chosen by the seller.
When is the 1% Full-Service listing fee paid?
There is no upfront listing fee. It is paid only if the property sells, subject to the listing agreement.
When is the $500 MLS-Only fee paid?
It is due when the listing goes live and is non-refundable once live.
Who provides the listing photos?
Sellers supply the photos under Eaton’s standard 1% Full-Service and $500 MLS-Only plans.
Plan your next step
- Explore Texas seller services
- Use the Texas home seller checklist
- Compare 1% Full-Service with $500 MLS-Only
- See how Eaton’s listing process works
- Start your listing
Talk with Eaton Real Estate Company
Questions about the service plans or building a Texas seller net sheet? Contact Stephen Eaton, Texas real estate license #539000.
This article is general educational information, not legal, tax, or financial advice. Costs and contract obligations vary. Obtain transaction-specific estimates and professional advice as appropriate.