When you’re ready to move on from your home, one of the first questions that might come to mind is: How much does it cost to sell a house? It seems like selling should be simple—put up a sign, find a buyer, and move on. But the truth is, there are many expenses that pop up along the way. From agent commissions to small repairs, these costs can add up quickly.
In this guide, we’ll break down all the common (and hidden) costs you should expect, plus show you ways to save money—especially if you’re in West Michigan.
Let’s start with the basics. When you sell a house, you’re not just walking away with the buyer’s payment. Sellers usually cover multiple costs, such as:
Source: Bankrate – Seller Closing Costs
These are just the basics—but the actual cost depends on how you sell.
Most traditional home sales involve a real estate agent. While they offer expertise, they also take a cut—usually around 6% of the total sale. For a $250,000 house, that’s $15,000 right off the top.
If you go the For Sale By Owner (FSBO) route, you can skip the listing agent’s fee, saving you 2.5–3%. However, you’ll still need to pay a buyer’s agent (unless the buyer is also unrepresented), and you’ll take on all the responsibilities yourself—pricing, marketing, negotiating, paperwork.
More on FSBO pros and cons from The Balance
In summary, FSBO can save you money, but only if you’re confident and have time to manage the sale.
Seller closing costs are the additional charges you’ll need to pay to officially transfer ownership of the property. These can include:
These fees are often between 1–3% of your home’s sale price. For example, on a $250,000 sale, you could be paying another $2,500–$7,500 in closing costs.
Tip: Make sure to ask for a settlement statement before closing to see where every dollar goes.
Another major question many sellers ask is whether they should fix things before listing. While fresh paint and curb appeal upgrades can go a long way, big renovations may not offer a great return.
Buyers often expect a lived-in home—not perfection. Spending thousands on big updates doesn’t guarantee a higher sale price. Sometimes, it’s better to price the home slightly lower and skip the stress.
Even if you’ve planned for the big expenses, don’t forget the “little” ones that sneak in:
These add up quickly. Depending on your location and how long the house sits, hidden costs could total $1,000–$3,000 or more.
So, how much does it cost to sell a house? The truth is that every property, market, and sales method is a little different. Even so, sellers in the U.S. (and West Michigan) pay 8 %–10 % of the final sale price once commissions, closing fees, repairs, and holding costs are tallied.
Below is a side‑by‑side look at three common price points so you can see exactly where the money goes. Use this as a starting point, then plug in your own numbers for a more precise estimate.
| Entry‑Level Home | Mid‑Range Home | Higher‑End Home | |
| Likely Sale Price | $175 000 | $300 000 | $450 000 |
| Listing Agent (3 %) | $5 250 | $9 000 | $13 500 |
| Buyer Agent (3 %) | $5 250 | $9 000 | $13 500 |
| Closing Costs (2 %) | $3 500 | $6 000 | $9 000 |
| Typical Repairs/Staging | $2 000 | $4 000 | $6 000 |
| Holding Costs (2 months) | $1 000 | $1 800 | $2 800 |
| Total Out‑of‑Pocket | $17 000 | $29 800 | $44 800 |
Note: Numbers are illustrative averages. Actual costs vary by condition, location, and market speed.
If you’d like an online calculator, try NerdWallet’s home‑sale cost estimator for a quick estimate. citeturn0news3
Because a direct cash buyer like Hometown Development eliminates commissions, covers most closing fees, and buys as‑is, the effective cost to sell often shrinks to 1 %–2 % (mostly state transfer tax). As a result, many sellers keep nearly the same net proceeds—without months of uncertainty.
In the next section we’ll compare real‑world totals so you can see the difference first‑hand.
Want to see a live calculator? Try NerdWallet’s Cost to Sell a House Estimator
If you’ve just realized how expensive selling a house can be—don’t panic. You actually have more control than you might think. Many sellers are surprised to learn how much they can save simply by avoiding the traditional path or rethinking their strategy.
Here are proven, practical ways to save money when selling your home:
Real estate agents can add value, but they also charge thousands in commissions. If your goal is to walk away with more of your equity, consider selling For Sale By Owner (FSBO) or working with a local cash buyer like Hometown Development. This alone can save you 5–6% of your home’s value.
Don’t have time—or money—for home improvements? No problem. A traditional buyer might request upgrades, but a cash buyer will purchase your home exactly the way it is. That means no contractor quotes, no last-minute fixes, and no renovation headaches.
Things like professional photography, home staging, and premium online listings all add up. While these can be helpful in a slow market, they aren’t always necessary—especially if you sell off-market. If your home is priced right or going to a cash buyer, you can skip these extras and save.
The longer your house sits on the market, the more you pay in monthly expenses like:
A quick close, especially through a cash offer, can save you hundreds—or even thousands—of dollars just by cutting your timeline down from months to days.
It’s easy to assume that the highest offer is the best offer. But that’s not always true. A higher offer from a traditional buyer might require:
By contrast, a cash buyer offers certainty, no delays, and no surprise deductions. So even if the offer is slightly lower, your net proceeds could be the same—or even higher.
Whether you work with a Realtor, a cash buyer, or a title company, always ask for a Seller Net Sheet. This document will give you a breakdown of:
It’s one of the best tools to help you understand where you’re saving—or overspending.
Companies like Hometown Development buy homes across West Michigan and cover most of the costs for you. That includes:
This means you can walk away with more of your home’s value—and less stress.
Learn more about how selling to a cash buyer works
If you’re selling in Kent, Ottawa, or Ionia County, your costs may vary slightly—but the basics still apply. Taxes, title fees, and commission structures are all very similar across the state. However, one thing that makes a difference is whether you sell traditionally or to a local cash buyer.
At Hometown Development, we’re based in West Michigan and offer:
We’ve helped homeowners in:
If you’re asking, “how much does it cost to sell a house,” the honest answer is: it depends. But with the right plan and the right buyer, you can keep more money in your pocket.
Whether you want to go the traditional route or skip the hassle and sell to a local buyer like Hometown Development, understanding your costs is the first step to making the best choice for your situation.
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