What You'll Actually Walk Away With
The most common seller question we get: "If I sell for $800K, what do I actually get at closing?"
In Northern New Jersey in 2026, sellers typically net 91-94% of sale price after all fees, taxes, and commissions. Let's break down every line item so you can model your real net.
The Big Five Costs
1. Real Estate Commission: 4-6% of sale price
The largest single cost. Typically split between the listing agent (your side) and the buyer's agent. In Northern NJ, total commissions in 2026 average:
- 5-6% for most residential transactions
- 4-5% for luxury homes ($2M+) where total commission dollars are larger
- 3-4% in some "limited-service" or flat-fee scenarios (you give up marketing, negotiation support, and showing coordination)
On an $800K sale at 5%: $40,000 in commission.
2. NJ Realty Transfer Tax (RTT): 1-2%
New Jersey charges a graduated transfer tax on every residential sale:
| Sale Price | RTT Rate |
|---|---|
| First $150,000 | 0.4% |
| $150K-$350K | 0.67% |
| $350K-$550K | 0.78% |
| $550K-$850K | 1.05% |
| $850K-$1M | 1.10% |
| Above $1M | 1.10% + 1.0% "mansion tax" surcharge |
Mansion tax warning: Homes sold for $1M+ trigger an additional 1% surcharge — paid by the buyer in most NJ purchases, but sometimes negotiated. Confirm with your attorney.
On an $800K sale: roughly $6,800 in RTT.
3. Attorney Fees: $1,500-$3,500
NJ requires attorney representation in most residential transactions. Sellers' attorneys typically charge a flat fee covering:
- Contract review and negotiation
- Title clearance
- Closing day attendance
- Document preparation
Most reputable Bergen/Hudson/Essex County real estate attorneys charge $1,800-$2,800 for standard residential closings.
4. Title Search, Recording, and Misc. Fees: $500-$1,500
Various small line items:
- Title search/insurance (your side): ~$300-$600
- Recording fees and document stamps: ~$200-$400
- Wire transfer fees: ~$50-$100
- HOA/condo certificate fees: ~$100-$500 if applicable
5. Prorated Property Taxes and Insurance
NJ property taxes are paid in arrears (quarterly). At closing, you'll typically owe the prorated portion of the current quarter through closing date — the buyer takes over from there.
This isn't "extra" money you're losing — it's taxes you owed anyway. But you should plan for the cash outlay at closing.
For a typical Bergen County home with $12K/year in taxes: roughly $1,000-$3,000 at closing depending on timing.
Example: $800K Sale in Bergen County
| Item | Cost |
|---|---|
| Commission (5%) | $40,000 |
| NJ RTT | $6,800 |
| Attorney | $2,200 |
| Title/recording/misc | $900 |
| Prorated taxes (varies) | $2,000 |
| Total costs | ~$51,900 |
| Net proceeds | ~$748,100 (93.5%) |
Additional Costs to Plan For
Capital gains tax (federal + NJ)
If your gain (sale price − cost basis) exceeds $250K (single) or $500K (married filing jointly) and the home was your primary residence for 2 of the last 5 years, you'll owe federal capital gains tax on the excess.
NJ additionally charges state income tax on capital gains — calculated as part of your regular state tax return.
Talk to a CPA before listing if you've held a home over 10+ years in a rapidly appreciating market.
Mortgage payoff
Don't forget — your mortgage gets paid off at closing from sale proceeds. If you owe $400K and sell for $800K, your "cash to seller" is the $748K net minus the $400K payoff = $348K.
Pre-sale repairs and prep
Budget $5K-$25K for paint, cleaning, minor repairs, and staging. Track these separately — some are deductible against your capital gain.
When to Talk to a Professional
If any of these apply, get a CPA or attorney involved before listing:
- You inherited the home
- You owned it as a rental at some point
- You've held it 15+ years
- You're 65+ and considering downsizing
- You're selling because of divorce or estate settlement
Get Your Net Proceeds Estimate
We provide every potential seller with a detailed Net Sheet showing exactly what you'd net at various price points — built specifically for your home, taxes, and mortgage payoff.
Request a free valuation + net sheet — no obligation, just real numbers.
