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Cost to sell
Four categories account for nearly every dollar: agent commission, closing costs, anything negotiated with the buyer, and what you spend getting the home ready. Commission is negotiable and set in writing before you list, so no honest page can quote you a rate. What this page can do is show you exactly what you are paying for, what moves each number, and how to get a real figure for your home.
Why there is no number at the top of this page. There is no standard commission rate in Idaho, and there never has been. It is negotiable, it varies with the property and the scope of work, and it is agreed in your listing agreement before your home goes on the market. A site that publishes a firm percentage is generalizing about your home without having seen it. We would rather give you the real number in a consultation, with nothing owed if you decide not to list.
The four categories
Commission is the largest single line item in most sales, and it is negotiable. There is no standard rate, no set percentage, and no legally fixed figure in Idaho or anywhere else. What you pay is agreed in writing in your listing agreement before your home goes on the market, and you know the number before you commit to anything.
If a site quotes you a firm commission rate for your market, treat it as marketing rather than information. The honest answer is that it depends on the property and the scope, and that you should have it in writing before you list.
These are the transactional costs of transferring ownership. They are largely set by third parties, not by your agent, and they are itemized on the settlement statement you receive before closing.
These are not fixed costs. They appear, or do not appear, depending on the offer you accept and what an inspection turns up. They are also the costs a good negotiation most directly protects.
Spent before listing rather than deducted at closing, and entirely within your control. This is the category where a design-led opinion is worth the most, because the goal is spending only where it changes the outcome.
Your numbers
Every field below is yours to set, including commission. Enter a rate you have been quoted, or try a range to see how much it actually moves your net. Nothing is submitted and nothing is stored.
The commission and closing-cost percentages are starting placeholders so the calculator has something to work with, not our rate and not a market standard. Commission is negotiable and agreed in writing before listing. What it costs to sell explains every line item.
Estimated net proceeds
$261,000
Estimate only, not financial advice. Actual costs vary. We'll prepare a precise seller net sheet with your personal valuation.
The number that matters
Net proceeds, not headline price, is the figure worth negotiating around. It is the first thing we put in front of you.
Cost questions
There is no set commission rate in Boise or anywhere else in Idaho. Commission is negotiable by law and is agreed in writing in your listing agreement before your home goes on the market. Any site quoting a firm percentage for your market is generalizing. What we can tell you is exactly what it will be for your home, in your listing consultation, before you commit to anything.
Because a single published number would be inaccurate for most sellers and would imply a standard rate that does not exist. What a listing actually costs depends on the property, the price point, and the scope of marketing it needs. We would rather give you a real number for your home than a generic one that changes the moment we see the property.
Sellers typically account for four categories: agent commission, closing costs such as title, escrow, recording and prorated property taxes, anything negotiated with the buyer such as concessions or repairs, and preparation costs before listing. Idaho has no real estate transfer tax, which keeps closing costs lower here than in many states. Use the net proceeds calculator to model your own figures, then ask us for a precise seller net sheet.
Since August 2024, buyers sign a written representation agreement with their agent before touring homes, and that agreement states how the agent is compensated. Compensation may still be contributed by the seller, but it is now negotiated explicitly rather than assumed. In practice many buyers still pay nothing directly, but you should have the agreement in front of you and understand it before you tour.
Request a home valuation. An agent reviews comparable sales near you, walks the property, and prepares a seller net sheet showing estimated proceeds with the real figures for your sale, including commission agreed in writing. There is no cost and no obligation to list.
Get your real number
An agent reviews comparable sales near you, walks the property, and prepares a net sheet with the actual figures for your sale, commission included and agreed in writing. No cost, and no obligation to list.
Also useful: the seller guide, homes we have recently sold, and who we are.