How Much Does It Cost to Sell a House in Every State?
The cost to sell a house varies dramatically depending on where you live. A seller in Texas pays zero transfer tax, while a seller in Washington may owe up to 3% of the sale price in transfer taxes alone. Add in agent commissions (which also differ by state), title insurance, attorney requirements, and local fees, and the total cost to sell a house ranges from 6% to over 12% of your sale price depending on the state.
This guide provides a state-by-state breakdown of the major selling costs so you can estimate what you will actually walk away with. For a precise calculation tailored to your home, use our free calculator.
What Makes Selling Costs Different by State?
Four variables create the biggest state-to-state differences:
- Transfer taxes -- range from 0% (Texas, Wyoming) to 3%+ (Washington, Delaware)
- Attorney requirements -- some states require an attorney at closing ($500-$1,500), others do not
- Commission rates -- the national average is 5.32% (2026), but state averages range from 4.5% to 6.2%
- Title insurance rates -- regulated in many states, creating large price differences
Nationwide Average Total Cost
8.5%
of sale price including commissions, closing costs, and transfer taxes
State-by-State Selling Cost Breakdown
The table below shows the estimated total cost to sell a house in each state on a $400,000 home. These figures include agent commissions, transfer taxes, title insurance, escrow/attorney fees, and standard recording and filing fees.
Low-Cost States (Under 7.5% Total)
| State | Avg. Commission | Transfer Tax | Attorney Required? | Est. Total Cost | |---|---|---|---|---| | Texas | 5.5% | None | No | 6.5% | | Wyoming | 5.5% | None | No | 6.6% | | Indiana | 5.3% | None | No | 6.5% | | Missouri | 5.2% | None | No | 6.3% | | Montana | 5.3% | None | No | 6.5% | | Mississippi | 5.4% | None | No | 6.5% | | New Mexico | 5.4% | None | No | 6.6% | | Louisiana | 5.2% | None | Yes | 6.8% | | Colorado | 5.3% | 0.01% | No | 6.4% | | Utah | 5.1% | None | No | 6.2% |
These states combine no (or negligible) transfer taxes with average-to-low commission rates, making them the cheapest places to sell. Utah has the lowest overall cost due to lower-than-average commissions and no transfer tax.
Mid-Cost States (7.5-9% Total)
| State | Avg. Commission | Transfer Tax | Attorney Required? | Est. Total Cost | |---|---|---|---|---| | California | 5.1% | $1.10/$1,000 (0.11%) | No | 7.5% | | Florida | 5.4% | 0.7% | No | 8.2% | | Arizona | 5.3% | $2/$500 (0.4%) | No | 7.8% | | Ohio | 5.3% | 0.4% | Yes | 8.0% | | Virginia | 5.2% | $0.25/$100 (0.25%) | Yes | 7.8% | | North Carolina | 5.4% | $1/$500 (0.2%) | Yes | 8.0% | | Georgia | 5.5% | $1/$1,000 (0.1%) | Yes | 8.0% | | Illinois | 5.1% | 0.1% state + local | Yes | 8.1% | | Michigan | 5.4% | $3.75/$500 (0.75%) | No | 8.4% | | Oregon | 5.0% | $1/$1,000 (0.1%) | No | 7.3% |
California's surprisingly low transfer tax (0.11%) keeps costs moderate despite being a high-value market. Florida's 0.7% documentary stamp tax pushes total costs above 8%.
High-Cost States (Over 9% Total)
| State | Avg. Commission | Transfer Tax | Attorney Required? | Est. Total Cost | |---|---|---|---|---| | New York | 5.2% | 0.4% state + NYC 1-2.6% | Yes | 9.5-11% | | New Jersey | 5.0% | 1% (progressive) | Yes | 9.2% | | Connecticut | 5.3% | 0.75-1.25% | Yes | 9.5% | | Pennsylvania | 5.3% | 2% (split) | Yes | 9.3% | | Washington | 5.0% | 1.1-3% (progressive) | No | 9.0-11% | | Delaware | 5.1% | 2.5% (buyer pays portion) | Yes | 9.5% | | Maryland | 5.3% | 0.5% state + county | Yes | 9.0% | | Hawaii | 5.1% | 0.1-1% (progressive) | No | 8.8-10% | | Vermont | 5.4% | 1.25% | Yes | 9.5% | | Massachusetts | 5.0% | $2.28/$500 (0.456%) | Yes | 8.8% |
New York City sellers face the highest costs in the country. Between the state transfer tax (0.4%), NYC transfer tax (1-2.625%), and the "mansion tax" on properties over $1 million, total transfer taxes alone can exceed 4%. Combined with commissions and attorney fees, NYC sellers can pay 12-14% in total costs.
Washington state's progressive Real Estate Excise Tax (REET) hits hard on higher-priced homes: 1.1% on the first $525,000, rising to 3% on amounts above $3 million.
Deep Dive: California ($400K Home Example)
California is the largest housing market in the U.S., so let us walk through a full cost breakdown for a $400,000 home sale in California.
| Cost Item | Amount | |---|---| | Listing agent commission (2.5%) | $10,000 | | Buyer's agent commission (2.6%) | $10,400 | | Transfer tax (county, $1.10/$1,000) | $440 | | City transfer tax (if applicable) | $0-$6,000+ | | Title insurance | $1,800 | | Escrow fees | $1,200 | | Natural hazard disclosure | $100 | | Prorated property taxes | $2,000 | | Recording fees | $75 | | HOA document fees (if applicable) | $300 | | Total | $26,315-$32,315 |
That is 6.6-8.1% of the sale price. Note that some California cities levy their own transfer taxes on top of the county rate. Los Angeles charges $4.50/$1,000 (0.45%), while San Francisco charges $5-$7.50/$1,000 and recently added "Measure M" taxes of 1.5-5.5% on properties over $5 million. If you are selling in a city with its own transfer tax, check the local rate before pricing your home.
California Average Total Selling Cost
7.5%
including commissions, transfer taxes, and closing costs on a $400K home
California does not require an attorney at closing, which saves $500-$1,500 compared to attorney-required states. However, California has extensive disclosure requirements (Transfer Disclosure Statement, Natural Hazard Disclosure, etc.) that can create legal exposure if not handled correctly.
For California capital gains tax implications, note that the state taxes capital gains as ordinary income at rates up to 13.3%. See our capital gains tax guide for the full breakdown.
Deep Dive: Texas ($400K Home Example)
Texas is one of the cheapest states to sell in thanks to zero transfer tax. Here is the breakdown:
| Cost Item | Amount | |---|---| | Listing agent commission (2.8%) | $11,200 | | Buyer's agent commission (2.7%) | $10,800 | | Transfer tax | $0 | | Title insurance | $2,400 | | Escrow/title company fees | $800 | | Survey (often required) | $400 | | Prorated property taxes | $3,500 | | Recording fees | $50 | | Total | $29,150 |
That is roughly 7.3% of the sale price. While there is no transfer tax, Texas has some of the highest property tax rates in the country (1.6-2.5% annually), which means your prorated share at closing can be significant depending on when you sell. Texas also has higher-than-average commission rates due to less price competition among agents.
State Capital Gains Tax: The Hidden Cost
Federal capital gains tax applies everywhere, but 9 states levy zero state income tax on capital gains: Alaska, Florida, Nevada, New Hampshire, South Dakota, Tennessee, Texas, Washington, and Wyoming. Selling in one of these states can save you 3-13% on any gains above the federal exclusion.
On the flip side, these states have the highest capital gains tax rates:
| State | Top Capital Gains Rate | |---|---| | California | 13.3% | | New Jersey | 10.75% | | Oregon | 9.9% | | Minnesota | 9.85% | | New York | 8.82% (+ NYC 3.876%) |
If you have $100,000 in taxable gains above the federal exclusion, the state tax difference between California and Texas is $13,300. That is a real cost that many sellers overlook.
See our state-by-state tax guide for your specific exposure.
Tips for Reducing Selling Costs in Any State
- Negotiate commissions. Post-NAR settlement, 37.4% of sellers negotiated a lower commission in 2025. The average listing commission dropped from 2.83% to 2.55%. Even 0.25% lower saves $1,000 on a $400,000 home.
- Shop title companies. In states where rates are not regulated, prices vary 30-50% between providers. Get three quotes minimum.
- Time your sale. Selling in peak season (April-June) can increase your sale price by 5-12% according to ATTOM Data, more than offsetting any additional carrying costs.
- Consider a discount or flat-fee agent. Discount brokers charge 1-1.5% listing commission instead of 2.5-3%, saving $4,000-$8,000 on a $400,000 sale. Compare flat-fee MLS options.
- Understand your transfer tax exemptions. Some states offer exemptions for transfers between spouses, inherited property, or sales below certain thresholds. Check your state's rules before assuming you owe the full amount.
Frequently Asked Questions
Which state has the lowest cost to sell a house?
Utah, Colorado, and Texas consistently rank as the cheapest states to sell in, with total costs (including commissions) running 6.2-6.5% of the sale price. These states benefit from zero or negligible transfer taxes and competitive commission rates.
Which state has the highest cost to sell a house?
New York City has the highest selling costs in the country at 10-14% due to stacked transfer taxes (state, city, and mansion tax). Among states, Washington, Delaware, Connecticut, and New Jersey also rank high at 9-11% due to steep transfer taxes.
Do I pay transfer tax in every state?
No. 13 states have no transfer tax: Alaska, Idaho, Indiana, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Texas, Utah, and Wyoming. In states with transfer taxes, the seller typically pays, though some states (like Pennsylvania) split the cost with the buyer.
Can I deduct selling costs from my taxes?
Selling costs (commissions, title fees, transfer taxes) are added to your cost basis, which reduces your taxable capital gain. This only matters if your gain exceeds the $250,000 (single) or $500,000 (married) federal exclusion. If you are above the exclusion, every dollar in selling costs reduces your tax bill by 15-23.8% (federal) plus your state rate.
How do I find my exact costs for my state?
Use our free NetProceeds Pro calculator and enter your state, sale price, and mortgage balance. The calculator automatically applies your state's transfer tax rate, average commission, and standard closing costs to give you a personalized breakdown.
The Bottom Line
The cost to sell a house ranges from 6% to 12%+ depending on your state, driven primarily by transfer taxes and local commission norms. Before pricing your home, understand your state's specific costs so you can set realistic expectations for your net proceeds. Use our free calculator to see exactly what you will walk away with after every fee, tax, and commission.