Sellers often focus on their list price and forget that 7–10% of it typically leaves the table before they see a check. Here is an honest, specific breakdown of every cost category you should plan for — with a worked example on a $400,000 home.
Seller’s Guide Get a Free ValuationThe way commissions work changed significantly following the August 2024 NAR settlement. The key shift: buyer’s agent compensation is now negotiated separately and is no longer automatically paid through the listing seller. Here is how commissions typically work in the Metro Atlanta market today:
The listing agent fee — paid by the seller — typically runs 2.5% to 3% of the sale price. On a $400K home, that is $10,000–$12,000. This covers your agent’s services: pricing strategy, marketing, professional photography, negotiation, and transaction management through closing.
Under the new framework, sellers may choose to offer a buyer’s agent concession or not. Offering a buyer’s agent concession (typically 2–3%) can broaden your buyer pool — many buyers, particularly VA loan and first-time buyers, have constraints on paying their own agent separately. Your listing agent can help you decide what makes strategic sense for your specific price point and market conditions.
Total commission paid by sellers in the current Metro Atlanta market ranges from 2.5% (listing agent only) to 5–6% (listing + buyer’s agent concession). Discuss strategy with your listing agent before going to market.
Commission is negotiable. The value your agent brings through pricing accuracy and negotiation skill can easily offset their fee — or cost you significantly more if it is absent.
Georgia charges a real estate transfer tax of $0.10 per $100 of the purchase price — one of the lowest transfer tax rates in the country. On a $400,000 sale, that is $400. Compare this to states like New York ($4–$15/thousand) or California, and this becomes a meaningful advantage for Georgia sellers.
Georgia is an attorney closing state — a licensed attorney must oversee the closing. The seller typically pays a portion of the attorney’s fee for handling their side of the transaction, usually $600–$1,200. If you have a separate seller’s attorney reviewing the contract, that is an additional fee.
In Georgia, the seller customarily pays for the owner’s title insurance policy, which protects the buyer against future title claims. The premium is a one-time cost based on the purchase price, typically $1,000–$2,000 on a $400K–$600K home.
Document preparation, recording fees, and wire transfer fees typically add another $200–$400 in aggregate. These are small line items but appear on the settlement statement.
If you carry a mortgage, your lender will require full payoff at closing. Most lenders charge a small per-diem interest charge for the days between payoff calculation and actual closing — typically a few hundred dollars. Request a payoff statement from your lender shortly before closing to get the exact figure.
What you invest in pre-market preparation directly affects your sale price and days on market. The goal is not to spend the most — it is to spend strategically on what buyers in your price range actually value.
Not every item applies to every home. A good listing agent will walk you through what actually needs attention and what to skip — saving you money while maximizing buyer appeal.
The following example assumes a seller offering a 2.5% buyer’s agent concession alongside a 3% listing agent fee, with moderate pre-market preparation and no existing mortgage payoff shown (net is pre-payoff).
This example is illustrative. Actual costs vary by transaction, negotiation, and preparation scope. Your listing agent will prepare a formal Seller’s Net Sheet based on your specific home and anticipated offer terms.
Overpriced listings sit, accumulate days on market, and often sell for less than a correctly priced home would have on day one. Pricing strategy that generates multiple offers in the first two weeks produces better outcomes than chasing a high number down over months.
Not all dollars spent pre-market return equal value. Interior paint and curb appeal have among the highest returns. Expensive renovations (full kitchen remodels, bathroom additions) rarely return their cost in a sale scenario. Focus spending on presentation, not transformation.
The highest offer is not always the best offer. Closing date, contingencies, financing type, and repair requests all affect your net. A strong listing agent evaluates offer packages holistically — not just the number at the top.
If you have lived in the home as a primary residence for at least 2 of the last 5 years, you may exclude up to $250,000 in capital gains ($500,000 for married couples) under the federal primary residence exclusion. Consult a CPA to understand your specific tax situation before closing.
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