Hidden Costs of Selling Your Home (And How to Prepare)

By Robert Wink, Realtor – Coldwell Banker Realty | Denton, TX

Selling your home in Denton County is exciting, but many homeowners are caught off guard by the true costs of the process. While you’ll hopefully walk away with a strong profit, there are several expenses sellers should be prepared for. Knowing these ahead of time can help you avoid surprises and plan with confidence.

1. Realtor Commissions

The most common cost sellers think about is commission. Typically, this is a percentage of the final sale price, split between the buyer’s and seller’s agents. In return, you gain professional marketing, negotiations, and guidance—critical to getting top dollar.

Tip: Realtor’s Commission can be negotiated. Historically Realtors will charge 3% for the buyer’s agent, and seller’s agent 3%. That is a total of 6%. A $500,000 home at 6% is $30,000 in commissions. Always negotiate. As a listing agent, I list at 1% saving thousands. And I always recommend up to 3% to the buyer’s agent depending upon on the offer. I have seen buyer’s walk away when commission isn’t provided.

2. Repairs and Upgrades

Even if your home is in good condition, inspections often uncover items that need attention. From roof repairs to plumbing fixes, buyers may request repairs or credits.

Tip: Get a pre-listing inspection. Fixing small issues early prevents last-minute stress and gives buyers more confidence in your home. This Tip has positives and negatives, if you have any questions, we can discuss more in-depth. Contact me at 940.999.8988

3. Staging and Presentation

Professional staging, deep cleaning, landscaping touch-ups, and fresh paint can make a home shine. While optional, staged homes often sell faster and for more money.

Tip: Focus on curb appeal and key living spaces—like the kitchen and living room—if you want maximum return without staging the entire home.

4. Closing Costs for Sellers

Just like buyers, sellers also pay certain fees at closing. These can include:

Title insurance premiums
Escrow and attorney fees
Prorated property taxes
HOA transfer fees (if applicable)

In Denton County, seller closing costs often add up to 1–3% of the home’s price.

5. Moving Expenses

It’s easy to forget the cost of packing, hiring movers, or renting storage. For local moves, costs may be manageable, but long-distance relocations can add thousands to your budget.

Tip: Get quotes from movers early and budget realistically.

6. Potential Concessions to Buyers

In a competitive market, sellers may offer incentives like covering part of the buyer’s closing costs or providing a home warranty. These extras can sweeten the deal—but they also impact your bottom line.

Tip: Ask your realtor whether concessions are typical in your price point and area before listing. Right now, 2-1 buydown is HOT. A 2-1 buydown is a mortgage agreement that provides a low interest rate for the first year of the loan, a somewhat higher rate for the second year, and then the full rate for the third and later years. Borrowers or home sellers pay additional money upfront to earn the lower rate for those first two years.

How to Prepare

Plan Ahead: Build a seller’s budget with a cushion for the unexpected.
Work With a Pro: A local realtor will anticipate costs specific to Denton, Argyle, Flower Mound, and surrounding areas.
Think ROI: Every dollar you spend should help you sell faster or for a higher price.

Final Word

Selling your home comes with more than just a sign in the yard. By preparing for these hidden costs, you’ll avoid surprises and feel confident about your net proceeds.

NOTE: ALWAYS ASK FOR A NET SELLER’S SHEET

If you’re considering selling in Denton, Southlake, Argyle, Flower Mound, or anywhere in DFW North, let’s connect. I’ll walk you through a personalized seller’s net sheet—so you know exactly what to expect before your home even hits the market. And the Real Estate Photography is free!!

— Robert Wink, Realtor | Coldwell Banker Realty – Denton, TX