What Are the Costs of Selling a Home in Ohio?

Everything That Comes Out of Your Sale Proceeds — So You Know Exactly What You'll Net

The number sellers want to know: what will I actually walk away with?

The sale price is the headline. The net proceeds are the reality. One of the most valuable things I do for every seller before we even list is prepare a detailed net sheet — a clear breakdown of every cost that will come out of your sale so you know exactly what you'll pocket at closing.

Let's walk through each category.

Real estate commissions

Following 2024 NAR settlement changes, commissions are now more explicitly negotiated. Sellers typically pay a listing agent commission and may or may not offer a buyer's agent concession, depending on strategy and market conditions. Total commission costs in NE Ohio transactions commonly range from 5-7% of the sale price, though this varies based on the specific arrangement negotiated.

Offering a buyer's agent concession remains a strong strategy in most NE Ohio markets — it broadens the pool of buyers who will tour your home and ensures buyer's agents have financial incentive to show it.

Ohio closing costs for sellers

Beyond commissions, sellers in Ohio typically pay transfer taxes (conveyance fees), which in Ohio are generally paid by the seller at $1 per $1,000 of the sale price. You'll also have title insurance (Ohio typically splits this between buyer and seller, or sellers pay the owner's policy), prorated property taxes (you'll owe taxes for the portion of the year you owned the home), and any seller-paid closing costs or concessions negotiated with the buyer.

Total seller closing costs beyond commission typically run 1-3% of the sale price.

Capital gains taxes — what sellers need to know

If you've lived in your home as your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 in capital gains from federal income tax ($500,000 for married couples filing jointly). This exclusion covers the vast majority of typical NE Ohio home sales.

If you've owned investment properties, recently inherited a home, or are in a more complex situation, it's worth consulting with a CPA before closing. I can refer you to trusted tax professionals in the area.

Pre-sale investment costs

Don't forget to factor in any money you spend preparing the home — repairs, cleaning, staging, landscaping improvements. While these investments are typically returned through a higher sale price, they do represent out-of-pocket costs that affect your true net.

My goal is always to help you spend only what's necessary to maximize your sale price — not a dollar more.

Your net sheet, before you commit to anything

Before you sign a listing agreement, I'll prepare a detailed, customized net sheet for your specific home showing your estimated proceeds at various sale prices, accounting for every cost. Transparency is the foundation of everything I do. You'll never be surprised by a number at the closing table when you list with me.

About James Duncan

James Duncan is a licensed real estate agent with over 20 years of experience serving buyers and sellers in Hudson, Stow, Streetsboro, Aurora, Twinsburg, Solon, and throughout Summit, Portage, and Geauga counties in Northeast Ohio. Visit soldwithduncan.com or call to schedule a free, no-obligation consultation.