If you're thinking about selling your house in Utah, the number I want you to focus on isn't just what your home could sell for. It's how much money you'll have left after everything is paid.
Real estate commissions, title fees, mortgage payoff, property taxes, HOA fees, seller concessions, and even moving expenses all affect that final number. That's why I always prepare a seller net sheet for my clients, not just a comparative market analysis (CMA).
A CMA helps us estimate what your home could sell for based on comparable properties and current market conditions. That's important, but it only tells part of the story. A seller net sheet takes that estimated sale price and subtracts the expenses involved in selling, so you get a much clearer picture of what you may walk away with. And I don't want to give you just one optimistic number. I like to run several scenarios, including a conservative one, so you can plan without counting on every detail working out perfectly. A good place to start is knowing what your home could sell for, with a free home valuation.
What are the costs of selling a house in Utah?
When you sell a home in Utah, there are several expenses you may be responsible for. Some are predictable, others depend on what you negotiate with the buyer, your property's condition, and your contract.
| Expense | What to expect |
|---|---|
| Real estate commissions | Negotiable compensation for brokerage services |
| Owner's title insurance | Commonly paid by the seller in Utah, subject to negotiation |
| Title and settlement fees | Charges for handling closing and transferring ownership |
| Mortgage payoff | Remaining balance, accrued interest, and payoff charges |
| Seller concessions | Money you agree to contribute toward eligible buyer expenses |
| Property tax prorations | Your share of property taxes through the agreed date |
| HOA fees | Association charges, administrative setup fees, reinvestment fees |
| Repairs and preparation | Cleaning, repairs, painting, landscaping, and prep |
| Home warranty | Optional coverage if negotiated into the sale |
| Moving expenses | Movers, storage, temporary housing, and related costs |
Not every seller pays every expense here. The amount and who pays it depend on the property and the negotiated contract. Let's go through each.
1. Real estate commissions
Commissions are fully negotiable. There's no commission percentage required by Utah law or set by the National Association of REALTORS®. Traditionally, sellers have often paid compensation covering both their listing agent and the buyer's agent. That's still permitted, but sellers have choices about whether to offer buyer agent compensation and how much.
As of October 20, 2026, the National Association of REALTORS® confirms commissions remain negotiable and sellers are not required to offer compensation to a buyer's agent. The industry practice changes that took effect in August 2024 also changed how buyer agent compensation can be communicated: offers of compensation cannot be published through the MLS, although sellers may still authorize and negotiate them through permitted channels.
On a hypothetical $600,000 sale:
| Total negotiated commission | Cost |
|---|---|
| 4% | $24,000 |
| 5% | $30,000 |
| 6% | $36,000 |
These percentages are examples for calculating costs, not required or recommended rates. The difference between 4% and 6% on a $600,000 sale is $12,000, which is why understanding your commission agreement matters. I also encourage sellers to look at the whole picture, including the services, marketing, negotiation, and the final net proceeds. Saving on commission is valuable, and so is getting your home sold for the strongest price and terms the market will support.
When my clients sell their current home and buy another one with me, I offer a significant discount on my services. Coordinating two transactions comes with a lot of expenses, and I want to help make the move as manageable as possible. The exact compensation and services are agreed on in writing.
2. Seller closing costs in Utah
Sellers have closing costs too. These are separate from the buyer's mortgage closing costs, though a buyer may also ask you to contribute toward their expenses.
Owner's title insurance. In Utah, the seller commonly pays for the buyer's owner's title insurance policy, though this is negotiable. Title insurance protects against certain ownership and title issues that existed before the buyer purchased. The Utah Insurance Department explains that the seller usually pays for the owner's policy while the buyer typically pays for the lender's policy. The premium depends on the transaction and the insurer's filed rates.
Settlement and escrow fees. The title or settlement company handles key parts of closing: preparing documents, coordinating funds, paying applicable obligations, and completing the transfer. There may be settlement fees, recording charges, and document prep charges, and amounts vary by company. I prefer getting an estimate directly from the title company rather than assuming every seller pays the same.
Other title issues. If the title search turns up an outstanding lien, judgment, or another issue to resolve before closing, that can affect your proceeds. Some are simple to correct, others take more time or expense, which is why I like identifying them early.
3. Your mortgage payoff isn't always your current balance
If you still have a mortgage, it generally needs to be paid off as part of the sale. But the amount on your latest statement may not be the exact figure needed at closing. A payoff statement can include accrued interest and fees through the payoff date. And if you have a second mortgage or a HELOC secured by the property, those balances may also need to be addressed.
Imagine your home sells for $600,000, your current mortgage balance is about $350,000, and you have a $40,000 HELOC secured by the home. Before commissions or other selling expenses, those two loans alone could account for roughly $390,000 of your proceeds. That's a very different situation from someone with only a first mortgage. When I prepare a seller net sheet, I account for all loans and obligations that may need to be paid from the sale.
4. Seller concessions reduce what you walk away with
A buyer might ask you to contribute toward their closing costs, a rate buydown, or other eligible expenses. You don't automatically have to agree. These are negotiated terms, subject to financing requirements.
| Offer A | Offer B | |
|---|---|---|
| Purchase price | $600,000 | $610,000 |
| Seller concessions | $0 | $15,000 |
| Price after concessions | $600,000 | $595,000 |
Offer B has the higher purchase price, but after the concession it leaves $5,000 less before commissions and other expenses. And because some selling expenses are calculated using the purchase price, the gap in your final proceeds could be larger. This is why I don't want clients choosing an offer on price alone. We look at what you'll actually receive, plus the buyer's financing, contingencies, and likelihood of closing.
Are concessions common in Utah County? They've been a significant part of recent transactions. According to my September 2026 Utah County market report, about 66% of the 726 residential sales reported through the MLS included seller concessions, totaling more than $5.4 million that month. Those are September 2026 figures, not a prediction of what your individual buyer will ask for, but they show why I want to discuss concessions when we estimate your net proceeds.
5. HOA fees when selling
If your home is in a homeowners association, there may be outstanding dues, document charges, administrative setup fees, or reinvestment fees. These aren't all the same thing, and the distinction matters.
As of October 20, 2026, Utah law distinguishes between administrative setup fees, reinvestment fees, and certain transfer fee covenants. Utah's Department of Commerce explains that administrative setup fees are tied to expenses related to transferring property, while reinvestment fees are different and may be dedicated to eligible community purposes. Utah's HOA fee rules changed in May 2026, including restrictions on certain reinvestment fees and changes to the terminology for administrative fees. Not every association can charge every fee, and a fee appearing on a statement doesn't automatically make it legally enforceable.
Before listing a home in an HOA, I review the association's fee schedule, documents, and any outstanding balances so we can include the relevant expenses in the net sheet. This matters most for townhome and condo sellers. I broke down one of these in the Eagle Mountain HOA reinvestment fee.
6. Property taxes and prorations
When a home sells, the buyer and seller typically account for property taxes based on the agreed allocation. If you're selling partway through the year, you may owe a prorated share of that year's taxes even if the annual bill hasn't been paid yet. The actual calculation depends on the closing date, the contract, the tax information available, and the settlement company's figures. I don't estimate this with a generic percentage of the purchase price. Your property's actual tax information gives us a better starting point.
7. Repairs and getting your home ready
This is where expenses vary a lot. Some homes are ready to photograph and list with very little prep. Others benefit from painting, carpet cleaning, landscaping, or repairs. And sometimes the best decision is to leave something alone rather than spend money on it.
I don't automatically recommend renovating before listing. I want to look at what buyers are comparing your home against and decide whether a particular expense is likely to help the sale. Spending $10,000 on cosmetic improvements doesn't guarantee $10,000 more at closing. If your home needs repairs that are discouraging buyers or creating financing concerns, addressing them may be worthwhile. We evaluate the work, get estimates where it helps, and decide what makes financial sense. I also like to include a reasonable repair allowance in the conservative net sheet scenario, especially when we know items may come up at inspection. Here's more on which fixes are worth it before selling.
8. Home warranties and other negotiated expenses
Sometimes a buyer requests a home warranty as part of the agreement. A home warranty is a service contract that may cover certain systems or appliances, subject to its terms, exclusions, limits, and service fees. It's not required, but if we agree to provide one, I want that expense in your estimated proceeds. Other negotiated expenses could include specific repairs, professional services, or agreed-upon credits.
9. Don't forget the cost of moving
Moving expenses aren't deducted from your proceeds by the title company, but they still affect how much money you have after selling. Depending on your situation, budget for professional movers or a truck, packing supplies, storage, cleaning, temporary housing, utility connections and deposits, and travel if you're relocating. If you're selling one home and buying another, these add up quickly, and if your closing dates don't align you might need temporary accommodations. I've helped clients arrange leasebacks, negotiate extra possession time, stay with family, and use temporary rentals, but we need to plan for those costs.
Example: how much would you make selling a $600,000 house?
Let's put it together with a hypothetical net sheet. This assumes a $600,000 sale, a $350,000 mortgage payoff, and illustrative expenses. These amounts are not quotes or statewide averages.
| Item | Estimated amount |
|---|---|
| Home sale price | $600,000 |
| Mortgage payoff | $350,000 |
| Commissions, illustrated at 5% | $30,000 |
| Title and settlement expenses | $2,500 |
| Property tax proration | $2,000 |
| HOA related expenses | $1,000 |
| Seller concessions | $10,000 |
| Repairs and preparation | $3,000 |
| Home warranty | $600 |
| Estimated proceeds after listed expenses | $200,900 |
In this example you sell for $600,000 but receive about $200,900 after the listed expenses. If you were only looking at the sale price minus your mortgage balance, you might have expected $250,000. That's a $49,100 difference, and this example doesn't even include moving costs or potential income taxes. This is why a seller net sheet is just as important as a home valuation.
Why I run multiple net sheet scenarios
I don't want clients planning on the best possible outcome. If a home could reasonably sell within a range depending on market response and negotiations, I'd rather show you what your proceeds might look like under several circumstances.
| Conservative | Expected | Stronger sale | |
|---|---|---|---|
| Sale price | $580,000 | $600,000 | $620,000 |
| Mortgage payoff | $350,000 | $350,000 | $350,000 |
| Illustrative total selling expenses | $45,000 | $49,100 | $43,000 |
| Estimated proceeds | $185,000 | $200,900 | $227,000 |
These are hypothetical scenarios, not market predictions. The expenses vary to show how different negotiations and transaction costs change the result. Now you have a range to work with. If you're buying another home, your lender can use these estimates to help you understand your next down payment and monthly payment. If you're relocating, downsizing, or using the proceeds for another goal, you have a clearer picture of what may be available. I'd much rather you plan conservatively and end up with more than expected.
Pricing and marketing matter as much as expenses
Reducing expenses protects your proceeds. But the price we achieve for your home can make an even bigger difference. Pricing a home isn't choosing the highest number that sounds appealing. It takes understanding the competition, recognizing what makes a property appealing to buyers, and knowing how far the market may support pushing the price. There have also been transactions where proceeds came in lower than my clients first hoped. That's why sellers deserve a careful, realistic assessment from the start. I don't want to tell you a number just because it's the one you're hoping to hear. I want to explain what the market supports, what could affect the sale, and what the numbers might look like if things don't go exactly as planned. A strong marketing strategy matters, but it can't guarantee a particular sale price.
Selling and buying at the same time? Look at both together
If you're selling your current home and buying another, don't evaluate your sale in isolation. Say you hoped to sell for $600,000 but the market supports $580,000. That's $20,000 less than you wanted. But if you're also buying in a market where buyers have negotiating room, you may be able to negotiate a lower purchase price, closing cost help, or other favorable terms.
Those price differences may offset each other in part, but they don't automatically cancel out. Your mortgage payoff, loan terms, financing costs, taxes, and other expenses still matter. The point is to look at the entire move. I wrote a separate guide on how to buy and sell a house at the same time in Utah that covers coordinating the two transactions, using your equity, and planning around closing dates.
Will you owe taxes when you sell?
Possibly, but not every homeowner owes federal income tax on the sale of a primary residence. As of October 20, 2026, the IRS explains that qualifying homeowners may be able to exclude up to $250,000 of gain from the sale of a primary residence, or up to $500,000 for qualifying married couples filing jointly. There are ownership, use, and other eligibility requirements.
Your taxable gain is not necessarily the same as your cash proceeds at closing. Your mortgage payoff affects how much cash you receive, but it doesn't by itself determine your taxable gain. If you've rented the property out, used part of it for business, inherited it, or made significant improvements, additional rules may apply. I recommend discussing your situation with a qualified tax professional before making decisions based on an assumed outcome. I also wrote about Utah homeowner tax exemptions and capital gains.
The number that matters is what you walk away with
If you're considering selling, I want you to know more than what your home might be worth. I want you to understand what it could realistically sell for, what expenses you may have, and how much money you could have available afterward. That's why I prepare both a CMA and a seller net sheet. The CMA helps us understand the market. The net sheet helps us understand your financial outcome. And when we run several scenarios instead of one ideal number, you can make decisions with a much clearer picture of what selling your home may mean for you.
Frequently asked questions
How much does it cost to sell a house in Utah?
It depends on your negotiated commissions, title and settlement fees, property taxes, HOA expenses, concessions, repairs, and other transaction costs. Your mortgage payoff also reduces what you receive at closing. A seller net sheet gives an estimate based on your specific home and situation.
What closing costs does a seller pay in Utah?
Sellers commonly pay for the buyer's owner's title insurance policy, plus applicable settlement charges, prorated taxes, and other expenses assigned to them by the purchase contract. The exact allocation is negotiable and should be confirmed with the title company.
Does the seller pay both real estate agents in Utah?
A seller may agree to pay compensation for both the listing brokerage and the buyer's brokerage, but that isn't mandatory. All commissions are negotiable. Review your written agreements and understand how compensation will be handled.
How much money do you get when you sell your house?
Start with the sale price, then subtract your mortgage payoff, commissions, seller closing costs, negotiated concessions, and other expenses. A seller net sheet helps estimate what you'll receive at closing.
Who pays HOA transfer fees when selling a house in Utah?
That depends on the association's governing documents, the type of fee, applicable Utah law, and the purchase agreement. Utah distinguishes among administrative setup fees, reinvestment fees, and certain transfer fee covenants. Confirm the fee and its validity with the association, title company, or an appropriate legal professional.
Do you pay taxes when you sell a house in Utah?
You may, depending on your gain and circumstances. Qualifying primary residence sellers may be eligible for a federal capital gains exclusion. Property tax prorations may also appear on your closing statement. A tax professional can help determine what applies to you.
Related reading
- How to buy and sell a house at the same time in Utah
- CMA vs. appraisal: a seller's guide
- The HOA reinvestment fee, explained
- Which fixes are worth it before selling
- Utah homeowner tax exemptions and capital gains
- Utah County September 2026 market report
This article is for general informational purposes only and is not legal, tax, or financial advice. Commissions, title and HOA fees, concessions, prorations, and tax treatment depend on your contract, your property, applicable Utah law, and your circumstances, and they can change. Consult your real estate professional, the title company, your HOA, and a qualified tax professional or attorney for guidance specific to your situation.
A CMA and a seller net sheet are estimates, not an appraisal, and should not be used as one. A formal appraisal can only be performed by a licensed appraiser.
Sources: National Association of REALTORS®, Offers of Compensation. Utah Insurance Department, Title Insurance FAQs. CFPB, Closing fees and who pays them. Utah Department of Commerce, HOA reinvestment, transfer, and setup fees. IRS Publication 523, Selling Your Home. Figures and rules verified as of October 20, 2026.
Kat Ashby is the Principal Broker at RootQuest Realty LLC in Saratoga Springs, Utah, serving Saratoga Springs, Eagle Mountain, Lehi, and Utah County. License #10382396-PB00. Bilingual in English and Portuguese.