What You'll Actually Pocket After Selling Your San Antonio Home

I see this happen all the time in my San Antonio real estate practice. A homeowner gets excited about their sale price—maybe their home sold for $450,000—and they start mentally calculating how much money they're going to have after closing. But then we sit down with the paperwork, and their face falls. The number at the top of the purchase contract rarely matches what shows up in their bank account.

Here's the reality: Many sellers are surprised to learn that 8-10% of the sale price goes to various fees and costs before they see a dime. On that $450,000 sale, that could mean $36,000 to $45,000 or more walking right back out the door before your mortgage gets paid off.

This is why understanding the net sheet before you list your home isn't just helpful—it's essential. As your local real estate agent in San Antonio, I want to make sure you know exactly what to expect so there are no surprises at closing.

The Big Costs That Eat Into Your Proceeds

Let's talk about what's actually coming out of your sale price. The largest expense by far is the real estate agent commission. Total realtor commission ranges from 4.50% to 6.20%, with a nationwide average of 5.70% of the property's selling price. The commission gets split between your listing agent and the buyer's agent.

In Texas specifically, the average commission is even higher at 5.88% as of April 2026. On that $450,000 home, you're looking at roughly $26,460 going to agent commissions.

But commission is just the beginning. Excluding real estate commission, seller closing costs in Texas typically run 1% to 3% of the sale price. Including commission (if offering buyer agent compensation), total costs are usually 7% to 10%.

What else comes out at closing? You'll have title insurance costs, HOA transfer fees if applicable, and property tax prorations. When selling a home in Texas the seller will most likely be responsible for paying some of the buyer's closing costs. The seller's portion of the buyer's costs often consists of the title policy, a survey, and a home warranty. While Texas is fortunate to have no state transfer taxes, you still have other costs adding up.

Understanding Your Net Sheet

This is where the net sheet comes in. A seller's net sheet estimates how much money a seller makes from the sale of their home. It's basically a breakdown of where every dollar from your sale is going.

A net sheet itemizes the costs associated with the sale of a home to estimate the amount the seller will earn, or "net," from the sale. Net sheets are typically prepared by your real estate agent, and you may get a new one with every offer made on the house. Think of it as your financial roadmap for the transaction.

Here's how it works: You start with your sale price, subtract what you still owe on your mortgage, and then subtract all those closing costs I mentioned. We start with the sales price, subtract the mortgage balance, and then subtract the other costs associated with the sale, such as Realtor® commissions, taxes, title fees, and other miscellaneous fees. That final number is what actually ends up in your pocket.

Why This Matters Before You List

Here's what I tell every seller in San Antonio before we put a sign in their front yard: Build your net sheet first, then work backward to figure out what list price you actually need. Too many people pick a price based on what they want to walk away with without understanding the costs involved. Then they're blindsided at closing.

Your net sheet gives you a good idea of how much cash you'll actually take home after everything's paid off. With that number in mind, you can figure out the lowest offer you're willing to accept without falling short of your goals. It keeps you from agreeing to a deal that seems fine up front but leaves you with less than you expected.

Let's say you need $300,000 from the sale to pay off your mortgage and fund your next move. Knowing that upfront changes everything about how you price and negotiate. You'll know whether an offer that looks good on paper actually puts you where you need to be financially.

The Negotiable Parts

Here's some good news: some of these costs are negotiable. Agent commission might seem set in stone, but commission rates aren't fixed by law and are always negotiable. If you're selling a San Antonio property with strong bones and great bones, you have leverage in that conversation.

Buyer concessions are another variable. If you're in a buyer's market, offering to cover some of the buyer's closing costs can make your home more competitive. But that concession comes directly out of your proceeds, so it needs to factor into your net sheet calculation.

What If You Sell With Cash or Pay Off Your Mortgage Early?

The math changes slightly if you own your home free and clear or if you pay off your mortgage before closing. You won't have that mortgage payoff line item on your net sheet, which improves your overall proceeds. However, you'll still be responsible for all the other costs I mentioned—agent commission, title insurance, property tax prorations, and any other closing costs specific to your San Antonio property.

Getting Your Own Net Sheet

Before you list, sit down with your real estate agent and ask for a net sheet. A good agent—someone who knows the San Antonio market and understands the specific costs for properties in your area—will give you a realistic estimate of what you'll walk away with.

In most cases, a net sheet is prepared by your real estate agent or broker. They may provide a preliminary net sheet during your first meeting to discuss listing your home, and again with revised numbers when offers are submitted. A good real estate agent will likely provide you with one at multiple points throughout your transaction.

When you get that net sheet, ask questions about anything you don't understand. Every line item matters. This document is your clearest picture of what your home sale is actually worth to you, not just what the purchase price looks like.

Ready to Know Your Numbers?

If you're thinking about selling your San Antonio home, the smartest thing you can do is understand the true net proceeds before you commit to anything. I work with sellers every day who want that clarity, and it always leads to better decisions.

I'm happy to walk through your specific situation and create a detailed net sheet tailored to your San Antonio property. Whether you're in the North Star district, the Alamo Heights area, or anywhere else in San Antonio, I can show you exactly what you'll pocket after your home is sold.

Reach out and let's have that conversation. You deserve to know your numbers before you list, not after. Visit javierleyva.housejet.com to get started, and let's make sure your home sale works for you financially.