One of the first questions homeowners ask me is: “What am I actually going to walk away with?” In 2026, the answer is more nuanced than ever. While some costs are fixed by state law, others—like buyer concessions and repair credits—are highly negotiable. This guide pulls back the curtain on the “hidden” line items so you can plan your next move with total clarity.
1. The Big Ticket Items
Agent Compensation As of 2026, there is no “standard” commission in Texas. This fee is negotiated between you and your listing agent. It typically covers everything from cinematic video marketing to high-stakes negotiation and contract management.
Title Insurance (The 2026 Rate Update) In 98% of BCS transactions, the seller pays for the Owner’s Title Policy.
- Good News for 2026: Effective March 1, 2026, Texas Title Insurance premium rates are scheduled to decrease by 6.2%.
- The Math: For a $400,000 home, you can expect this to cost roughly $2,300–$2,600 (depending on the exact closing date).
2. The Texas “Tax Proration”
In Texas, we pay property taxes “in arrears” (after the fact). At closing, you will give the buyer a credit for the portion of the year you lived in the home.
- Example: If you close on June 30th, you’ll pay for exactly half the year’s taxes.
- Pro Tip: In BCS, where combined tax rates (City, County, and CSISD/BISD) hover around 1.9% to 2.3%, this can be a significant line item on your settlement statement.
3. The “HOA” Factor
If you live in a managed community like Castlegate, Williams Creek, or Austin’s Colony, there are specific transfer costs:
- Resale Certificate: Usually capped around $375 in Texas.
- Transfer Fees: These range from $150 to $400 depending on the management company.
- Who Pays? This is often a point of negotiation, but sellers typically provide the resale certificate to prove the account is in good standing.
4. 2026 Strategy: Buyer Concessions
In the 2026 “Balanced Market,” some sellers are choosing to offer “Buyer Concessions” (typically 2% to 3% of the sale price) rather than lowering their asking price.
- Why? This money can be used by the buyer to “buy down” their interest rate.
- The Result: It makes your home more affordable to more people without hurting your neighborhood’s comparable sales data.
5. Closing Fees & Miscellaneous
Expect a few smaller “nuts and bolts” fees at the title company:
- Escrow Fee: Usually $450–$600.
- Recording Fees & Courier Fees: Roughly $100–$200.
- Mobile Notary: If you’re closing remotely, expect to pay around $150–$200 for a signing service.
6. The “ROI” Preparation Costs (Optional but Recommended)
In 2026, buyers are looking for “Turnkey” properties. These optional investments often return 2x or 3x their cost in the final sales price:
- Professional Deep Clean: $250–$450 (Essential for that “new home” smell).
- Curb Appeal Refresh: $300–$600 (Mulch and flowers make the first photo pop).
- Minor “Handyman” Repairs: $500–$1,000 (Fixing leaky faucets and loose handles prevents “maintenance fear” in buyers).
Final Takeaway: Focus on the “Net,” Not the “Cost”
The most expensive mistake you can make isn’t a fee—it’s mispricing or poor marketing. A strategy that generates multiple offers will almost always offset the costs listed above.
Want to see your specific numbers? I can provide a 2026 Seller Net Sheet that calculates your exact proceeds based on your mortgage balance and current neighborhood trends.