An honest, transparent guide every homeowner should read before listing in Bryan–College Station.
One of the first questions almost every seller asks me—usually right after “What is my home worth?”—is this: “How much is it really going to cost to sell my house?”
It’s the right question to ask. Most people have no idea what the actual line items look like until closing day, and by then, it’s too late to plan. While selling in Bryan–College Station isn’t overly complicated, there are specific local costs that can catch you off guard.
As a top-producing broker in Brazos County, I believe in full transparency. Here is the “no-fluff” breakdown of where the money goes so you can walk into the selling process with total confidence.
1. Pre-Listing Preparation (The ROI Phase)
These costs are technically optional, but they are highly strategic. In a stable 2026 market, buyers expect a “move-in ready” feel.
- Professional Cleaning: $150–$500 (Essential for that “new home” smell).
- Curb Appeal (Mowing/Edging/Mulch): $75–$250.
- Minor Repairs: Touch-up paint, light bulbs, and leaky faucets usually run $200–$600.
- Pre-Inspection: $350–$600. This is a power move—it prevents buyers from “nickel and diming” you later.
2. Professional Marketing (On Me!)
In 2026, iPhone photos aren’t enough. When you work with an elite agent, you shouldn’t be paying out of pocket for:
- Professional Photography & Drone Video
- 3D Virtual Tours & Floorplans
- Social Media Ad Campaigns
Note: I cover these costs entirely as part of my listing service because your home’s “digital curb appeal” is what drives high-value offers.
3. Real Estate Commissions
Commission is negotiable in Texas. It is an investment in professional negotiation, legal protection, and market expertise. A skilled agent isn’t an expense—they are an asset who protects your equity and ensures you don’t leave money on the table.
4. Title Company & HOA Fees
Texas is a “title state,” meaning these fees are standard for a secure transfer of ownership.
- Title Policy & Settlement Fees: Typically $1,200–$2,200 depending on your home’s price.
- HOA Costs: If you live in a neighborhood like Castlegate or Mission Ranch, expect a Resale Certificate ($250–$400) and a Transfer Fee ($150–$450).
5. Property Tax Prorations (The “Surprise” Cost)In Texas, we pay property taxes in arrears (at the end of the year).
Example: If your annual tax bill is $6,000 and you sell your home exactly halfway through the year, you will owe the buyer a $3,000 credit at closing. This isn’t money out of your pocket today, but it is deducted from your final profit.
6. Strategic Buyer Incentives
In 2026, sellers sometimes use incentives to stand out. These aren’t mandatory, but they are powerful:
- Closing Cost Credits: $3,000–$8,000 to help a buyer with their rate.
- Home Warranty: $450–$900. Buyers love the peace of mind, and it protects you from “after-sale” complaints.
The Bottom Line: What should you budget?
In Brazos County, the total cost to sell a home typically runs between 6% and 10% of the sales price.
On a $400,000 home, you should account for roughly $24,000–$40,000 in total costs. The good news? Most of these costs are deducted from your proceeds at closing. You aren’t writing a check; the home pays for its own sale.
Final Thoughts: Knowledge = Profit
When you understand these numbers upfront, you price more strategically and negotiate from a position of strength. No surprises, no confusion—just a smooth path to your next chapter.
Want to know your “Bottom Line” number? I’d love to prepare a personalized Net Sheet for you. It shows exactly what you’ll walk away with after all fees and mortgage payoffs are handled. No pressure—just the numbers you need to make a smart move.