Calculator·Assumptions checked September 11, 2026
Every line that comes out of a Washington County sale price, with a low, mid, and high estimate for each, and what lands in your account after the mortgage is paid off.
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Check my home’s value →Estimated selling costs
$34,523
$28,975 low · $44,199 high
About 6.6% of a $520,000 sale, before paying off any loan.
Net before any mortgage payoff
$485,477
$475,801 low · $491,025 high
Enter your mortgage balance to see what would land in your account.
Low is the cheap end of every fee and no concessions; high is the expensive end with a large repair credit. Net proceeds run the other way: the low cost column is the best case.
| Line | Low | Mid | High |
|---|---|---|---|
| Commissions | |||
| Listing agent2.5% to 3% of the sale price. | $13,000 | $14,300 | $15,600 |
| Buyer's agent2.25% to 3%, negotiated offer by offer since August 2024. | $11,700 | $13,000 | $15,600 |
| Title and settlement | |||
| Owner's title policy for the buyerALTA Homeowner's policy, seller paid under the Utah REPC. Filed Utah rate schedules. | $2,511 | $2,539 | $2,567 |
| Settlement fee, seller sideThe title company's escrow fee. Each side pays its own in Utah. | $400 | $500 | $750 |
| Wire, courier, and document fees | $50 | $100 | $175 |
| Prorations | |||
| Property tax, your share of the yearJanuary 1 to closing, estimated at the primary residence rate for Washington County. | $1,314 | $1,483 | $1,707 |
| Negotiated and optional | |||
| Repair credits and concessionsAbout 46.2% of US sales this year included one. Nothing, a modest credit, or a large one. | $0 | $2,600 | $7,800 |
| Total selling costs | $28,975 | $34,523 | $44,199 |
| Share of the sale price | 5.6% | 6.6% | 8.5% |
| Net before any mortgage payoff | $491,025 | $485,477 | $475,801 |
Every line here is a percentage of the sale price, so the number that matters most is the one you started with. Get a free value range for your address →
Estimates from filed Utah rate schedules, county fee notices, and 2026 agent surveys. Your title company’s settlement statement is the real number; a local agent’s net sheet gets you most of the way there before you list. Not legal or tax advice.
Each line has three values. Low is the cheap end of what Washington County sellers actually pay for that item, high is the expensive end, and mid is the typical figure. Where a cost is a percentage of the sale price, it scales with whatever you enter at the top. Where it’s a fee schedule, the schedule is the one the title companies here file with the state. The bands were last checked on September 11, 2026.
Nobody publishes an official rate, so the presets come from agent surveys. Clever’s August 2026 Utah survey put the total at 5.47%, split 2.78% to the listing side and 2.69% to the buyer’s. Redfin’s transaction data for late 2025 had the buyer side lower, at 2.42% nationally and 2.52% on homes under $500,000. Most St. George listing agreements read 2.5% or 3% per side, and every number is negotiable before you sign.
Since August 17, 2024 the buyer’s agent is no longer paid through the listing. It’s a blank on the Utah purchase contract that each buyer fills in with their offer, and you accept, counter, or decline. In Clever’s July 2026 survey of recent sellers, about 35% said they offered to cover it up front; many more agree to it at offer time, because a financed buyer usually can’t roll the fee into the loan. The “not offering” option shows you what declining saves so you can weigh it against the buyers it costs.
The Utah contract has the seller buy the buyer an owner’s policy, specifically the ALTA Homeowner’s form, which is priced at 110% of the standard rate. Utah insurers file their own schedules, and the two public ones both start at $200 for the first $10,000 and then charge per thousand: $5.50 to $50,000, $5.10 to $100,000, $4.60 to $200,000 or $250,000 depending on the insurer, $3.70 to $500,000, and about $2 a thousand above that. The calculator runs both schedules and shows the spread. A live First American quote in Washington County in August 2026 came to $2,466 on a $500,000 sale, inside that spread.
| Sale price | Owner’s policy, typical |
|---|---|
| $300,000 | $1,680 |
| $400,000 | $2,090 |
| $500,000 | $2,490 |
| $600,000 | $2,720 |
| $750,000 | $3,060 |
| $1,000,000 | $3,580 |
Utah closes through title companies, and each side pays its own settlement fee. First American’s seller side in Washington County was $415 in August 2026, flat from $100,000 to $1.5 million; published Utah ranges run $300 to $1,000. Small items ride along: a $20 wire, $20 to $30 for overnight packages, $25 to $50 for document preparation. If there’s a mortgage, the title company tracks the reconveyance for about $75, the county records it for $45 (the fee went from $40 to $45 on May 6, 2026), and your servicer may charge up to $150 to release the lien. The buyer records the deed. Utah has no transfer tax, which is one reason selling here costs a bit less than in most states.
Utah taxes a primary residence on 55% of its market value; a second home or short term rental pays on all of it. The calculator applies Washington County’s 2026 certified rates, from the lowest tax area to the highest:
| Tax area | 2026 rate | $500,000 primary residence |
|---|---|---|
| Unincorporated Washington County | 0.5843% | $1,607 a year |
| St. George | 0.6596% | $1,814 a year |
| Washington City | 0.6603% | $1,816 a year |
| Santa Clara | 0.6767% | $1,861 a year |
| Ivins | 0.7038% | $1,935 a year |
| Hurricane | 0.7590% | $2,087 a year |
The county bills the calendar year in arrears, with payment due November 30, so at a closing in, say, July, the seller credits the buyer for January through the closing date and the buyer pays the whole bill in the fall. Close in December and it flips: you’ve paid the year and the buyer reimburses the balance. The calculator assumes a mid month closing and prorates on the current bill, which is what the contract calls for.
Two HOA charges show up at closing besides the dues proration. The reinvestment fee, a percentage of the price paid to the association on transfer, is capped by Utah law at 0.5% of value, and at 0.25% for low amenity associations under covenants recorded after May 6, 2026. Who pays is a checkbox in the contract; custom in Washington County is the buyer, which is why the default here is buyer, but it’s negotiated like everything else. The payoff statement the title company orders is capped at $50, while the resale document package the association or its manager charges for is not, and $200 to $500 is common.
Repair credits aren’t a fee, but they come out of the same check. Redfin counted a seller concession in 46.2% of US sales in May 2026, a record for the month. There’s no published average amount, so with the field blank the columns show nothing, a modest credit of half a percent, and a large one of 1.5%. A one year home warranty for the buyer runs $400 to $700. And if you carry a mortgage, the payoff will be higher than your statement balance, because interest accrues daily until the wire lands and your last payment only covered through the end of last month: five, fifteen, or thirty days’ worth.
Capital gains tax, which has its own calculator. Moving costs and repairs before listing, unless you type them into the last field. Prepayment penalties, which in practice don’t exist on Utah home loans: state law lets closed end consumer credit be prepaid without penalty, and federal rules bar them on qualified mortgages after three years. And the buyer’s side of the ledger, which the mortgage payment calculator covers under cash to close.
Every line above is a share of the sale price. A free range for your specific address, from what's listing and closing near you, is the input that matters.
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