How much money will you actually walk away with when you sell your house? Estimate your net proceeds after real estate commission, seller closing costs, mortgage payoff, and capital gains tax.
You sell your home for $450,000. You originally bought it for $300,000 and put $30,000 into capital improvements (new roof, kitchen remodel). Your remaining mortgage is $150,000. Commission is 6%, closing costs 2%. You're single with $80,000 annual income.
Cost Basis: $300,000 + $30,000 = $330,000
Capital Gain: $450,000 − $330,000 = $120,000
Exclusion: $250,000 (single) covers the full gain → Taxable Gain: $0, Tax: $0
Commission: $27,000 | Closing Costs: $9,000
Net Proceeds: $450,000 − $27,000 − $9,000 − $150,000 − $0 = $264,000
Because the gain falls entirely under the Section 121 exclusion, you keep every dollar of profit — no capital gains tax at all.
A married couple sells their home for $850,000. They bought it for $400,000 and invested $50,000 in improvements. The mortgage balance is $200,000, commission is 5%, closing costs 2%. Their joint income is $300,000.
Cost Basis: $400,000 + $50,000 = $450,000
Capital Gain: $850,000 − $450,000 = $400,000
Exclusion: $500,000 (married filing jointly) covers the full gain → Taxable Gain: $0, Tax: $0
Commission: $42,500 | Closing Costs: $17,000
Net Proceeds: $850,000 − $42,500 − $17,000 − $200,000 − $0 = $590,500
Married couples get up to $500,000 of tax-free profit — double the single exclusion. Even a $400,000 gain escapes tax entirely.
You sell a home for $1,200,000 that you bought for $500,000, with $100,000 in improvements and a $300,000 mortgage left. Commission is 6%, closing costs 2%. You're single with $400,000 annual income.
Cost Basis: $500,000 + $100,000 = $600,000
Capital Gain: $1,200,000 − $600,000 = $600,000
Taxable Gain: $600,000 − $250,000 exclusion = $350,000
Tax: $350,000 × 15% (2025 LTCG bracket) = $52,500, plus 3.8% NIIT = $13,300 → $65,800 total
Commission: $72,000 | Closing Costs: $24,000
Net Proceeds: $1,200,000 − $72,000 − $24,000 − $300,000 − $65,800 = $738,200
Once your gain exceeds the exclusion, the excess is taxed at long-term capital gains rates — plus the 3.8% Net Investment Income Tax if your income is over $200K (single) or $250K (MFJ).
Your net proceeds are the cash you actually receive at closing after every deduction. Many sellers are surprised to learn that the sale price is not what they pocket — commission, closing costs, the mortgage payoff, and any capital gains tax all come out first.
| Taxable Income (Single) | Taxable Income (MFJ) | LTCG Rate |
|---|---|---|
| Up to $48,350 | Up to $96,700 | 0% |
| $48,351 – $533,400 | $96,701 – $600,050 | 15% |
| Over $533,400 | Over $600,050 | 20% |
Plus a 3.8% Net Investment Income Tax (NIIT) on your taxable gain when your income exceeds $200,000 (single) or $250,000 (married filing jointly).
Your original purchase price plus capital improvements. A higher basis means a lower capital gain — keep receipts for every improvement.
Homeowners who lived in the home 2 of the last 5 years can exclude up to $250,000 (single) or $500,000 (MFJ) of gain from tax.
The final cash amount you receive at closing after commission, closing costs, mortgage payoff, and taxes are deducted.
A 3.8% surtax on investment income — including taxable home sale gains — for high earners over $200K/$250K.
Home sale proceeds — also called net proceeds — are the amount of money you actually receive when you sell your house. It is the sale price minus everything that comes out of the transaction: the real estate commission, seller closing costs, the payoff of your remaining mortgage, and any capital gains tax you owe.
For example, a $450,000 sale with a 6% commission ($27,000), 2% closing costs ($9,000), and a $150,000 mortgage leaves only $264,000 in your pocket before taxes — about 59% of the sale price. Many sellers are shocked by this gap, which is why it's essential to run the numbers before you list your home, not after you accept an offer.
Your net proceeds often become the down payment on your next home. Knowing the number in advance helps you shop with confidence.
If your net proceeds barely cover your mortgage payoff — or fall short of it — selling may not be the right move right now.
Compare the calculator's breakdown with your official closing disclosure to catch errors in fees or the payoff amount.
Knowing your estimated capital gain now means no surprises when you file your taxes next April.
When you sell your primary residence, the IRS taxes your capital gain — the difference between your sale price and your cost basis (what you paid, plus capital improvements). But most homeowners never pay a dime of tax thanks to the Section 121 exclusion.
If you owned and lived in the home as your primary residence for 2 of the last 5 years before the sale, you can exclude up to $250,000 of gain if single, or $500,000 if married filing jointly. Only the gain above that exclusion is taxable. For most home sales — where the profit is under the exclusion — the capital gains tax is simply $0.
If your gain exceeds the exclusion, the taxable portion is taxed at long-term capital gains rates, which depend on your taxable income:
High earners may also owe the 3.8% Net Investment Income Tax (NIIT) on the taxable gain when income exceeds $200,000 (single) or $250,000 (MFJ). A $350,000 taxable gain at the 15% bracket plus NIIT would owe roughly $65,800 in tax.
A new roof, kitchen remodel, added bathroom, or finished basement all increase your cost basis and reduce your gain. Routine repairs do not count.
Your original purchase price and purchase closing costs add to your basis. Dig up the closing statement from when you bought the home.
You must have lived in the home 2 of the last 5 years to claim the exclusion. Rent it out for too long and you may lose eligibility.
Add your commission, closing costs, and mortgage payoff — that's the minimum price you need to break even on the sale.
⚠️ Important Disclaimer: This Home Sale Proceeds Calculator provides estimates only. Commission rates and closing costs vary widely by market, property, and contract. Capital gains tax calculations are based on 2025 federal rates and do not include state taxes or your full tax situation. The 2-of-5-years primary residence rule must be met to qualify for the Section 121 exclusion. Always consult a licensed real estate professional and a tax advisor before making decisions about selling your home.