How Much Will You Net Selling Your Home in DFW? A Seller's Honest Breakdown
WHAT DO DFW HOME SELLERS ACTUALLY WALK AWAY WITH AT CLOSING?
On a typical DFW home sale, sellers pay 6–10% of the sale price in closing costs and commissions. On a $475,000 Plano home, that's $28,500–$47,500 in deductions before you touch your mortgage payoff. Texas has no real estate transfer tax — a real advantage over most states — but title fees, prorated property taxes, and commission still add up fast. Here's exactly what comes off the top, and how to calculate your actual net before you list.
By Italia Dyer | June 12, 2026
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The number sellers fixate on is the sale price. The number that actually matters is what hits your bank account after closing — and those two figures can be $30,000 to $80,000 apart depending on your price point.
This is one of the most common questions I get from homeowners in Lewisville, Plano, Coppell, and the established DFW suburbs who are thinking about selling: "Will I actually come out ahead?" The answer depends on your sale price, your mortgage balance, your commission structure, and a handful of Texas-specific costs that most sellers don't account for until they're sitting at the closing table.
Let's go through it line by line.
WHAT TEXAS SELLERS PAY AT CLOSING
Here are the five cost categories that come off your sale price before you see a dollar:
- Real estate commission
This is the largest single cost. After the NAR settlement effective August 2024, the old standard of automatically offering the buyer's agent commission through the MLS is gone. Commission is now negotiable on both sides. Most DFW sellers are paying their listing agent 2.5–3%, and buyer's agent compensation has become a negotiated item — sometimes offered by the seller, sometimes included in the buyer's offer, sometimes split. Budget for 4–6% total if you plan to offer buyer compensation, or 2.5–3% if you don't. Either way, verify what you're agreeing to in writing before you sign a listing agreement.
- Owner's title insurance
In Texas, the seller traditionally pays for the owner's title insurance policy — the policy that protects the buyer against title defects, liens, and claims that existed before the sale. This runs approximately 0.7–0.9% of the sale price. Good news for 2026: the Texas Department of Insurance reduced title insurance premium rates by 6.2% effective March 1, 2026 — the first reduction in over a decade. On a $475,000 sale, that's roughly $3,325–$4,275 for the owner's policy.
- Prorated property taxes
Texas has no state income tax, but property taxes are real. When you sell, you owe taxes for the portion of the year you owned the property. If you sell in June, you owe roughly six months of property taxes at closing — even if the bill isn't due yet. In Denton County, total tax rates (county + city + ISD) typically run 1.8–2.3% of assessed value. On a $450,000 home, six months of taxes prorated to closing could be $4,050–$5,175.
- No transfer tax
Unlike California, New York, Illinois, and most other states, Texas charges no real estate transfer tax. Zero. This is a meaningful advantage — transfer taxes in other states routinely cost sellers 0.5–2% of the sale price. In Texas, you won't see that line item at all.
- Miscellaneous fees
Recording fees ($25–$50), any HOA resale certificates or transfer fees (varies by community — budget $200–$600), home warranty if offered ($400–$700), and any buyer concessions you agreed to negotiate at closing.
REAL NUMBERS FOR DFW SELLERS IN 2026
Lewisville / Euless / Bedford ($385,000 median)
- Commission (5%): $19,250
- Owner's title policy (0.8%): $3,080
- Prorated taxes (6 months at 2%): $3,850
- Miscellaneous fees: ~$600
- Total estimated costs: ~$26,780 (approx. 7% of sale price)
- Net before mortgage payoff: ~$358,220
Plano / Flower Mound ($475,000 median)
- Commission (5%): $23,750
- Owner's title policy (0.8%): $3,800
- Prorated taxes (6 months at 2%): $4,750
- Miscellaneous fees: ~$700
- Total estimated costs: ~$33,000 (approx. 7% of sale price)
- Net before mortgage payoff: ~$442,000
Coppell / Dallas luxury ($650,000+)
- Commission (5%): $32,500
- Owner's title policy (0.8%): $5,200
- Prorated taxes (6 months at 1.9%): $6,175
- Miscellaneous fees: ~$800
- Total estimated costs: ~$44,675 (approx. 6.9% of sale price)
- Net before mortgage payoff: ~$605,325
These are estimates — not guarantees. Your actual costs depend on when you close, your tax rate, your specific HOA, and what commission you negotiate. The only way to get your precise number is a seller's net sheet calculated against your actual mortgage balance and expected sale price.
WHAT THE DFW MARKET MEANS FOR SELLERS RIGHT NOW
Here's the honest market read for 2026: this is not the frenzied seller's market of 2021–2022. Inventory is up, one in five listings is sitting long enough to need a price reduction, and buyers have options again. That doesn't mean you can't sell well — it means the margin for pricing error has shrunk.
Homes that are priced accurately from day one are still moving in 53–80 days on average before going under contract, then another 30–45 days to close — roughly 3 to 4 months total. Homes that chase peak-era valuations are the ones sitting. The difference between a well-priced listing and an overpriced one isn't just time — it's often $15,000–$25,000 in eventual price reductions that exceed what you would have lost had you priced it right initially.
This is exactly why I tell every seller I work with: get the net sheet first, price from facts second. Your actual equity position changes the decision entirely — especially if you're planning to use those proceeds to buy your next home.
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FREQUENTLY ASKED QUESTIONS
Does Texas have a real estate transfer tax?
No. Texas is one of the few states with no real estate transfer tax, which saves sellers hundreds or thousands of dollars compared to states like California, New York, or Illinois. This is a meaningful advantage for DFW sellers, though you'll still pay property taxes, title fees, and commissions.
Who pays for title insurance when selling a home in Texas?
In Texas, the seller traditionally pays for the owner's title insurance policy, which protects the buyer against title defects. This typically costs 0.7–0.9% of the sale price. Note: title insurance rates dropped 6.2% effective March 1, 2026 — the first reduction in over a decade.
How much does it cost to sell a home in Plano, TX?
On a median Plano home sale of approximately $475,000, expect to pay $28,500–$47,500 in total selling costs (6–10% range), including commission, title insurance, prorated property taxes, and other fees. Your actual net depends on your mortgage balance, negotiated commission, and any buyer concessions.
Do I have to pay my buyer's agent commission as a seller?
After the NAR settlement effective August 2024, sellers are no longer required to offer buyer's agent compensation through the MLS. However, many sellers still choose to offer it as part of negotiations — or buyers include it in their offer terms. This is now a negotiated item, not an automatic obligation.
When should I get a net sheet from my agent?
Before you list — not at closing. A seller's net sheet shows your estimated proceeds after all costs and mortgage payoff, based on your expected sale price. Getting this before you list lets you make an informed decision about whether and when to sell, and helps you price strategically from day one.
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Knowing what you'll actually net from your sale changes every decision that follows — whether to sell now or wait, what to list at, how to evaluate a buyer's offer. If you're curious about your home's value in today's DFW market and what you'd walk away with, let's run the numbers together.
You can start with a free home valuation at https://thedyergrouptx.com/evaluation. Or if you'd rather just talk through your situation first, grab a time at https://calendly.com/thedyergroup/schedule-a-showing — no pressure, just a real conversation about what makes sense for you.
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About Italia Dyer
Italia Dyer is a top real estate agent and bilingual (Spanish/English) REALTOR®, founder of The Dyer Group at eXp Realty, serving buyers and sellers across the Dallas–Fort Worth metroplex. She specializes in guiding new-construction buyers throughout North DFW and representing luxury listings in Dallas, backed by a 100% five-star client rating. Connect with Italia at thedyergrouptx.com.
