What Sellers Pay at Closing in Texas
DFW Real Estate Review breaks down every cost Texas sellers face at closing - from commission and title policy to escrow, prorations, concessions, and mortgage payoff. Whether you’re selling a single-family home in Plano, a townhouse in Arlington, or a fixer-upper in South Dallas, the math follows the same structure. This page walks through every line item for Texas specifically, then compares that to what a cash sale actually nets. All figures reflect 2026 DFW market conditions and are reviewed by a licensed Texas real estate agent (TREC #679806) with nearly a decade covering the Dallas-Fort Worth market.
If you want to skip to the arithmetic, the Home Sale Net Proceeds Calculator does it in-browser.
Commission, Closing Costs, and Concessions on a Traditional Listing
Agent commission. In Texas the customary combined commission is 5-6%, split roughly equally between the listing agent and the buyer’s agent. A $350k sale at 5.5% is $19,250. Since the 2024 NAR settlement, buyer agent compensation is no longer guaranteed through the MLS - sellers in Dallas-Fort Worth should factor this into their listing strategy. Commission is negotiable and there are discount and flat-fee models - our commission savings calculator compares them.
Seller closing costs. In Texas the seller customarily pays for:
- Owner’s title policy: calculated by the Texas Department of Insurance rate schedule, roughly 0.5-0.6% of sale price for homes in the $200-500k range. On $350k that’s about $2,000.
- Escrow and closing fees: typically $400-$800 at most DFW title companies.
- HOA transfer and resale certificate: $200-$500 if there’s an HOA.
- Prorated property taxes: your share of the year to closing date. In Collin County and Denton County, where property tax rates often exceed 2.2%, this proration can be substantial.
- Prorated HOA dues: same.
- Miscellaneous document / delivery / recording fees: $200-$500.
Total seller-side closing costs in 2026 typically land at 1-3% of the sale price.
Concessions after inspection. Buyers commonly negotiate seller credits after the option-period inspection. On a standard single-family home in acceptable condition, expect $2,000-$5,000 in credits or repairs. Older homes in neighborhoods like Oak Cliff or East Fort Worth tend to see higher repair requests due to foundation movement on the area’s expansive clay soil.
Mortgage payoff. Whatever’s left on the loan, plus accrued interest to closing date, plus any early-payoff or reconveyance fees. Get the payoff quote from your servicer 3-5 business days before close.
Worked example, $350k Texas listing:
- Gross sale price: $350,000
- Commission (5.5%): −$19,250
- Closing costs (1.5%): −$5,250
- Concessions: −$3,000
- Mortgage payoff: −$150,000
- Net to seller: $172,500
That’s the reality check number DFW Real Estate Review uses when comparing any cash offer to a traditional listing.
| Cost line item | Typical range (traditional listing) | On a $350k Texas sale |
|---|---|---|
| Agent commission | 5-6% of sale price | $17,500-$21,000 |
| Seller closing costs | 1-3% (title, escrow, prorations) | $3,500-$10,500 |
| Buyer concessions after inspection | $2,000-$5,000 | $2,000-$5,000 |
How Much a Cash Sale Actually Nets You
Headline cash offers exclude several deductions that reduce what hits your account:
iBuyer service fee. Opendoor and Offerpad both take a 5-8% service fee off the top of the offer. On a $325k iBuyer offer with a 7% fee, that’s $22,750 gone before you see a check.
Repair “adjustments”. Both iBuyers and direct cash buyers reduce the offer for estimated repair costs found during their inspection. This is the biggest source of surprise for sellers - the initial verbal offer can drop $10-30k after inspection.
Closing costs. On a cash sale, the buyer often pays most or all of the closing costs. Confirm this in the contract; don’t assume.
Repairs and concessions. Usually $0 on a true cash / as-is sale. That’s the main compensating factor.
Mortgage payoff. Same as traditional - you still owe what you owe.
Worked example, $350k value cash sale to an iBuyer:
- Initial offer (88% of value): $308,000
- Service fee (7%): −$21,560
- Repair adjustments: −$8,000
- Closing costs (paid by buyer): $0
- Mortgage payoff: −$150,000
- Net to seller: $128,440
A traditional listing on the same house nets $172,500. A cash sale nets $128,440. The traditional sale is $44,060 more - that’s what “convenience” costs on this specific home. On a distressed home that can’t be listed traditionally, that math flips.
Five Factors That Change Your Net Proceeds the Most
- Which lane you sell in. Traditional listing > iBuyer > direct cash buyer > wholesaler, in that order for a habitable home. On distressed properties - foundation problems, fire damage, hoarder houses - a direct cash buyer is often the only real option.
- Whether you shop the offer. Two or three competing offers change the net by 5-15%. Every time.
- What condition the buyer sees. Small pre-sale investments (a clean carpet, decluttering, a functioning HVAC) meaningfully change the offer even on as-is deals.
- Whether you understand the fee structure. Companies that quote 88% but net 78% aren’t lying - they’re relying on you not doing the math.
- How much you owe. Payoff is what it is, but a HELOC or second lien can catch sellers off guard.
Related tools and guides
- Home Sale Net Proceeds Calculator
- Commission Savings Calculator
- How much you actually net from an Opendoor offer in Texas
- How much you actually net from an Offerpad offer in Texas
- Hidden costs of selling to a cash buyer
- Capital gains when selling a home in Texas
- DFW housing market forecast
Before you sign anything, run your numbers.