One of the first questions sellers ask me is "how much of this do I actually keep?" Fair question. Selling a home isn't free, and the costs aren't always obvious.

Here's the real breakdown — no surprises.

Agent commissions

This is the big one. After the 2024 NAR settlement, the way commissions work changed. As a seller, you'll negotiate my commission directly, and buyer's agent compensation is handled separately. Total commission costs have traditionally been 5-6% of the sale price, though the structure is evolving.

On a $900,000 home, that's been roughly $45,000-54,000 historically. I know that's a big number. But a skilled agent who prices your home correctly, markets it effectively, and negotiates well will net you significantly more than you'd get on your own. I've seen overpriced FSBOs sit for months and eventually sell for less than they would have with proper representation.

Repairs and prep work

Unless your home is brand new, there's going to be some prep. The big ticket items sellers usually deal with in San Diego:

Termite treatment and repairs — this is almost guaranteed. San Diego and termites go together. Budget $1,500-5,000 depending on severity. Many sellers handle Section 1 repairs (active infestation) and leave Section 2 (conditions that could lead to infestation) for negotiation.

Interior paint — a fresh coat throughout the house costs $3,000-6,000 for a typical 3-bedroom and it's worth every penny. Buyers notice.

Landscaping cleanup — San Diego buyers judge curb appeal hard. A few hundred bucks in mulch, trimming, and maybe some new drought-tolerant plants goes a long way.

Roof repairs — if your roof is showing its age, get a roof inspection proactively. Surprises during the buyer's inspection cost more than fixes done ahead of time.

Staging

I'm a big believer in staging. Staged homes in San Diego sell faster and for more money — the data is consistent on this. Professional staging runs $2,000-5,000 for a typical home. If the home is vacant, it's practically mandatory. Empty rooms photograph small and feel cold.

For sellers on a tighter budget, even partial staging — living room, primary bedroom, kitchen — makes a meaningful difference.

Closing costs

Sellers in San Diego typically pay:

Escrow fees (split with buyer): $1,500-3,000
Title insurance (owner's policy): $1,500-3,000
County transfer tax: $1.10 per $1,000 of sale price (about $990 on a $900K sale)
HOA document fees: $300-500 if applicable
Prorated property taxes
Any remaining mortgage balance payoff

All in, seller closing costs usually run 1-3% of the sale price.

Capital gains taxes

This is where some sellers get an unpleasant surprise. If you've lived in the home as your primary residence for 2 of the last 5 years, you can exclude up to $250,000 in gains (single) or $500,000 (married filing jointly) from capital gains tax.

In San Diego, where many homeowners have seen enormous appreciation over the past decade, it's possible to exceed these exclusions. If you bought in Mission Hills for $450K ten years ago and sell for $1.2M, that's $750K in gains. A married couple would owe capital gains tax on $250K of that.

Talk to a CPA. I can recommend a few good ones who work specifically with San Diego real estate clients.

So what do you actually walk away with?

On a $900,000 sale with a $400,000 remaining mortgage, the rough math looks like this:

Sale price: $900,000. Minus commissions (~$50,000), repairs and staging (~$8,000), closing costs (~$15,000), remaining mortgage ($400,000). Net proceeds: roughly $427,000.

Every situation is different. I walk through these numbers with my sellers before we ever list the home so there are zero surprises. If you're curious about your specific situation, reach out and I'll run the numbers for you.

Selling Your San Diego Home? Here's What It Actually Costs