1. The sale
2. Your tax picture
3. Work backwards from a target
4. Compare offers (optional)
| Name | Price ($) | Seller concessions ($) |
|---|---|---|
Leave a price at 0 to skip that offer. Offers use the costs and tax picture above.
Fill in the sale, then click Calculate my net.
What you walk away with
| Line | Amount |
|---|
Tax on the sale (estimate)
| Line | Amount |
|---|
List price needed for your target
What each lever is worth
If the price moves
| Sale price | Change | Cash at closing | After tax |
|---|
Offers compared
| Offer | Price | Concessions | Cash at closing | After tax | Behind best |
|---|
How it is built
Cash at closing: sale price minus both agent commissions, title and escrow, transfer tax, seller concessions, other selling costs, your payoff and prorated taxes. Prep money you spend before listing is subtracted in the after-tax figure.
Tax: gain is the sale price minus selling costs minus your basis (purchase price, buying costs and improvements, less depreciation). The home sale exclusion removes up to 250,000 dollars (500,000 for joint filers), prorated for a partial exclusion. Depreciation is taxed up to 25 percent. Remaining gain is taxed at the 0, 15 or 20 percent long-term rates stacked on top of your other income, plus the 3.8 percent net investment income tax when your income is high enough, plus your state rate. Federal figures are for tax year 2026. A loss on a personal home is not deductible.
List price for a target: net proceeds only ever go up as the price goes up, so the tool searches for the exact price that lands on your target, and the test suite checks that it does across hundreds of random homes.
Common questions
How much will I net from selling my house?
Start with the sale price and subtract agent commissions, title and escrow fees, transfer taxes, any seller concessions, your mortgage payoff and prorated property taxes. What is left is the cash at closing. Then subtract any tax on the gain. Enter your numbers above to see each line.
What price do I need to list at to walk away with a target amount?
Enter the cash you want in the target field and the tool runs the math backwards, because every cost scales with the price. It shows the sale price that leaves you exactly that amount, either as cash at closing or after estimated tax.
Do I owe capital gains tax when I sell my home?
Often not. If you owned and lived in the home for at least two of the last five years, the first 250,000 dollars of gain (500,000 for married couples filing jointly) is excluded from federal tax. Gain above that, and any depreciation you took on a rental or home office, can be taxed. The tool estimates both.
How much does it cost to sell a house?
Typical selling costs run about 6 to 10 percent of the price once commissions, closing fees, transfer taxes, concessions and prep are counted. Your own number depends on your market and contract, so the tool shows your cost of selling as a percentage of the price.
Do home improvements reduce capital gains tax?
Capital improvements such as a new roof, an addition or a remodel add to your tax basis and shrink the gain. Routine repairs and maintenance do not. Enter improvements in the tax section and the tool adjusts the basis.
How do I compare offers with different concessions?
Enter up to three offers with their prices and seller concessions. The tool computes net proceeds for each, so a higher headline price with a large concession can be compared fairly against a lower clean offer.
Is my information uploaded?
No. Everything is calculated in your browser, there are no accounts, and nothing is sent to a server.
Is this tax or financial advice?
No. It is arithmetic on the numbers you type, using tax year 2026 federal figures and a flat state rate you provide. Your closing disclosure and a tax professional decide what you actually owe.