Selling a home comes down to two questions: how much you’ll actually walk away with, and how you want to get there — full-service agent, flat-fee MLS, or fully on your own. This hub connects both. It explains what really comes out of your sale price at closing, how agent compensation changed after the 2024 NAR settlement, and links the tools and comparison guides that let you choose a selling path with your eyes open.
How this guide works. askdoss is an independent research team, not a brokerage and not a party to your sale. We don’t take placement fees or rank agents we haven’t worked with. We explain how the money and the options work, and point you to calculators and official sources to verify your own numbers.
What you’ll actually net (it’s not the sale price)
The check you walk away with is your net proceeds — the sale price minus your mortgage payoff, selling costs, commissions, and any concessions or credits. The gap is almost always larger than sellers expect, because commissions and the mortgage payoff (which includes per-diem interest, not just your statement balance) both come off the top.
Before you set a price or accept an offer, calculate your net proceeds — it starts from your sale price and subtracts each closing-day cost so you see the real take-home, with sourced typical ranges and an explanation of each deduction.
How you sell: three paths, honestly compared
There’s no single “best” way to sell — it depends on how much you want to save, how much work you’ll take on, and how much support you need. The three common paths:
- Full-service agent — the most hands-off route; you pay a negotiable commission for pricing, marketing, and negotiation. Weigh it against doing it yourself with our comparison of agent vs FSBO — which fits your sale.
- Flat-fee MLS — you pay a flat fee to get listed on the MLS while handling much of the sale yourself, keeping your listing visible to buyer agents. See how flat-fee MLS listing works and where it fits between full-service and FSBO.
- For sale by owner (FSBO) — you manage the entire sale to save on the listing commission, trading time and expertise for cost. Our guide to selling your home without an agent covers what you take on and where FSBO sellers most often get tripped up.
What changed: commissions after the 2024 NAR settlement
The August 2024 National Association of Realtors settlement changed how buyer-agent pay works: buyer-agent compensation can no longer be advertised on the MLS, buyers now sign written buyer-broker agreements, and any amount a seller contributes toward the buyer’s agent is negotiated directly — often as a concession. The practical effect for sellers: the old “you automatically pay ~6% split two ways” assumption is no longer a safe default. Model your actual commission scenario in the net-proceeds calculator rather than assuming a fixed rate.
Frequently Asked Questions
How much does it cost to sell a home?
The largest cost is usually the commission (fully negotiable, no standard rate), followed by seller-paid closing costs, the mortgage payoff, transfer taxes where they apply, and any concessions. Estimate your specific total with the net-proceeds calculator.
Are commissions still 6%?
No — there’s no legally standard rate, and commission has always been negotiable. After the 2024 NAR settlement, sellers increasingly negotiate buyer-agent compensation separately rather than paying an automatic combined rate.
Is selling without an agent worth it?
It can save the listing-side commission, but FSBO means you handle pricing, marketing, disclosures, and negotiation yourself. Compare the trade-offs in our agent-vs-FSBO and FSBO guides before deciding, and price the difference with the net-proceeds calculator.
Will I owe taxes on my sale?
Often not on a primary residence — under IRC Section 121 many sellers can exclude up to $250,000 of gain if single or $500,000 if married filing jointly, subject to ownership and use tests. Gain is your profit, not your sale price. Confirm your situation with a tax professional.