What a Tooele Seller Actually Keeps on a $500,000 Sale: Here’s the Math

Realtor and CPA here. The first question most sellers ask me is "What's my house worth?" The better question is "What will I actually keep?"

Those are two different numbers. The gap between them is where sellers get surprised. So let's walk through it, line by line, on a made-up $500,000 sale in Tooele.

The example

This is an example, not a quote. Every sale is different. But the lines are the same on almost every Tooele sale I see.

Line by line

Mortgage payoff. This is not the balance on your monthly statement. Your payoff includes interest through the day you close, and sometimes small fees. Your lender gives you the real number. I ask for it before we list, not the week before closing.

Commission. I used 5% here as an example. Commission is negotiable, and it isn't set by law. What matters is what you get for it. Ask any agent to show you their plan before you sign.

Title and closing costs. On this example, about $2,000. That covers things like the title policy and escrow fees. Your title company gives you the exact figure for your sale.

Seller concessions. Money you agree to put toward the buyer's costs, like closing costs or a rate buydown. In today's market, buyers often ask. It's a line many sellers forget to plan for.

You may also see smaller lines: prorated property taxes, HOA dues, or repairs you agree to after the inspection. They add up, so they go on the sheet too.

Where sellers get surprised

• Payoff vs. statement balance. It's almost always higher than people think.
• Concessions. They come up mid-negotiation, when you're already emotionally committed.
• Repairs after the inspection. A furnace or a roof item can change your number by thousands.

None of these are bad. They just need to be on paper before your first offer comes in, not after.

Set your bottom line first

Before your home hits the market, I set your bottom line with you: the lowest amount you'd walk away with and still be okay. Then every offer, every concession request, and every repair ask gets measured against that real number. Not against a feeling.

Sometimes the answer is no. That's fine. It's better to know before you're in the middle of it.

A note on taxes

Depending on your situation, selling can have tax effects, especially if the home was ever a rental. I'm a CPA, but this is education, not tax advice. Confirm with your tax professional.

Want your number?

I'll run a free Net Proceeds Report on your home: your payoff, your costs, and what you'd actually keep. Text me at 714-307-5107.

More on how I sell homes: kerchnercohomes.com/sell

Sarah Kerchner | Realtor and CPA | KW South Valley