By Ben Jimenez
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Carrollton, TX
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October 30, 2026
Your net is the sale price minus commission, the title policy, prorated property taxes, other closing items, and your loan payoff. In the hypothetical example below, those costs before the payoff come to a little over 8% of the price. Every line is specific to your home and your deal, though. The way to know your real number is to price the home off recent nearby sales and run each cost line by line.
Redfin shows Carrollton's median sale price at about $420,000 over its latest three-month window, down 2.6% from a year earlier, with homes selling in around 33 days.
That citywide number hides a big spread. Over the same kind of window, Redfin has Northwest Carrollton at about $522,000 and up 1.3%, while Southwest Carrollton sits around $395,000 and down 7.8%. Two houses with the same square footage can sell far apart depending on the school zone, the street, and the condition.
This is why an online estimate is a starting point at best. Your price should come from homes that closed near you in the last few months, adjusted for updates, lot, and layout. Closed sales count more than active listings, since an asking price is only a hope.
Commission is negotiable. There is no set rate in Texas or anywhere else. Since 2024 the listing side and the buyer's agent pay are handled separately, so talk through both with your agent before you list.
In Texas, the seller customarily pays for the buyer's owner's title policy. The premium is set by the Texas Department of Insurance, and a rate cut took effect March 1, 2026. Under that schedule, a $420,000 policy is about $2,361. Escrow fees, document prep, and recording add a bit more.
Texas property taxes are paid in arrears, so at closing you credit the buyer for your share of the year so far. In the Dallas County part of Carrollton, the 2025 combined rate for a home in Carrollton-Farmers Branch ISD was about $2.02 per $100 of value. The city lowered its own rate for 2026 to $0.537. Carrollton also reaches into Denton and Collin counties and several school districts, so your rate depends on your exact parcel. Your homestead exemption lowers the taxable value too.
If you have an HOA, expect resale certificate and transfer fees. If your existing survey is not usable for the title company, someone pays for a new one, and that is often negotiated. Repairs or a credit after the buyer's inspection are the most common surprise cost.
This is a hypothetical example with round numbers. It is not a quote, and every line will be different on a real sale. Say you sell a Carrollton home for $420,000, close in mid October, and owe $230,000 on your mortgage.
Costs in this example come to about $34,960. Take that and the $230,000 payoff away from $420,000 and you walk away with roughly $155,000.
One note on the taxes. The $6,700 is not extra money you lose by selling. It is tax you already owe for months you lived there, and the buyer pays the full bill at year end. It still comes off your check at closing, so it belongs on the sheet.
Price it right the first time. A home that sits often ends up with a price cut that costs more than any fee on this list.
Get your own inspection or fix the obvious items before you list, so a buyer's inspection report does not turn into a big repair request. Find your old survey and your HOA contact early. Ask your lender for an actual payoff quote instead of reading the balance off your statement, since interest and fees get added. And negotiate commission and concessions with your eyes open, knowing what each one does to your bottom line.
If you want a real net sheet built on recent sales near your home and your actual tax rate, call or text Ben Jimenez at 469-730-6895. He will run the numbers with you before you decide anything.
Many homeowners do not, because federal law lets you exclude up to $250,000 of gain, or $500,000 for married couples filing jointly, if you owned and lived in the home for at least two of the last five years. Texas has no state income tax. Check your situation with a tax professional before you sell.
In Texas, the title company usually funds the seller once the buyer's loan funds, often the same day as closing or the next business day. Ask the title company whether they will send a wire or cut a check.
Yes, but you would need to bring cash to closing to cover the shortfall or work out a short sale with your lender. Run a net sheet first so you know which situation you are in.
Any dues you owe get settled on the closing statement, and the current period is usually prorated between you and the buyer. The HOA's resale certificate shows the title company exactly what is owed.
Once your loan is paid off, your lender refunds whatever is left in your escrow account, usually by check within a few weeks. That money is not counted in the closing statement, so it is a small bonus after the sale.
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