Commission, title, taxes, and the costs sellers forget. Here's how to estimate what you'll actually walk away with.
Plan on total selling costs of roughly 6% to 10% of your sale price, depending on commission, repairs, and concessions. The big pieces are real estate commission (negotiable), the seller's share of title and closing fees, Nebraska's documentary stamp tax, prorated property taxes, and any repairs or credits from the inspection. Your mortgage payoff comes out of what's left.
What you pay your listing agent, and possibly the buyer's agent. Agreed on up front, in writing.
In Omaha, buyers and sellers usually split the title insurance and the closing fee.
Paid when the deed is recorded. See the closing costs article for the current rate.
Nebraska taxes are paid in arrears, so sellers usually credit the buyer for taxes owed through closing.
Often the most variable line. A pre-listing inspection can make it predictable.
Your remaining balance plus interest through the payoff date.
Moving, overlapping utilities, a storage unit, and a couple of months of double housing payments if you buy first. None of them show up on the settlement statement, and all of them come out of the same pocket.
Use recent sales, not your assessed value or an online estimate.
Ask for a seller net sheet with real numbers.
1% to 2% of the price is a reasonable placeholder until you have an inspection.
Request a payoff estimate from your lender.
No. Commissions are always negotiable, and they are not set by law or by any association.
Sometimes. Since 2024, buyers sign their own agreement with their agent. A seller may still agree to cover some or all of that fee as part of the deal.
At closing, once the documents are signed and the sale records. The title company sends your proceeds by wire or check.
Yes. I'll put together a seller net sheet with your likely price and every cost line.
I'll build a seller net sheet for your house, line by line, before you decide anything.
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