What will you actually walk away with?
Not the sale price. The number on your check. Enter your price and your mortgage payoff and this shows your net proceeds both ways — a traditional 6% commission, and a flat $6,500 listing fee. Deed tax is calculated at the Minnesota statutory rate of 0.33%.
Estimates only. Deed tax is calculated at the Minnesota statutory rate of 0.33%. The brokerage administration fee is applied to both scenarios, since nearly every brokerage charges one - it does not affect the commission difference. Title and closing costs vary — your title company gives the exact number. Prorated property taxes and any buyer concessions are not included.
What comes out of your sale price
Six things stand between your sale price and your check. Only one of them is really negotiable.
| Line item | How it's set | On a $400,000 sale |
|---|---|---|
| Mortgage payoff | Your lender's payoff statement | Varies |
| Real estate commission | Negotiable | $16,100–$24,000 |
| Minnesota deed tax | 0.33% by statute, statewide | $1,320 |
| Brokerage admin fee | Set by the brokerage | Shift2Sell: $695 |
| Title & closing fees | Your title company | Roughly $1,000–$2,000 |
| Prorated property taxes | Your closing date | Varies |
Buyer concessions and repair credits come off on top of these, negotiated per offer. They are the reason two identical homes at the same price can net different amounts.
Why the commission line is the only one worth fighting
- Set by statute, your lender, or your title company
- Shopping hard might save a few hundred
- Same whoever lists your home
- Set by agreement, not by law
- Five figures on most Minnesota homes
- Flat $6,500 instead of a percentage
A seller who spends an hour shopping title fees might save $200. A seller who changes how the listing side is priced saves several thousand on the same sale. Same hour, very different return.
Questions about your net
How do I find my mortgage payoff amount?
Request a payoff statement from your lender — it is not the same as your current balance, because it includes interest through the projected closing date and any recording or processing fees. Most lenders provide it within a few business days, and it is usually good for 30 days.
Who pays the deed tax in Minnesota?
Customarily the seller. The Minnesota deed tax rate is 0.33% of net consideration, statewide. On a $400,000 sale that is $1,320.
Does a flat fee mean I net more even on a cheaper home?
Usually yes, though the gap is smaller. On a $250,000 sale, a 6% commission is $15,000 against $12,500 for a flat $6,500 plus 2.4% to the buyer's agent — about $2,500 more kept. On a $700,000 sale the same comparison is about $18,700, because the listing fee never changes while the percentage does.
Is the $6,500 due if my home doesn't sell?
No. The $6,500 is paid at closing out of your proceeds and only if the home sells. If it does not sell there is no fee, no penalty and no cancellation charge.
What isn't in this calculator?
Prorated property taxes, buyer concessions, repair credits, any HOA transfer fees, and the cost of prep work you choose to do before listing. Your title company's estimated settlement statement is the authoritative version once you have an accepted offer.
Want the exact number for your address?
A free valuation uses real comparable sales in your neighborhood, not an algorithm's guess, and we will run your net proceeds both ways.