The Cost to Sell a House in Dallas: Where Your $30,000 Goes

How much does it cost to sell a house in Dallas in 2026?

Selling a $475,000 home in the Dallas area costs about $30,000 in 2026 before any repairs or buyer concessions. Real estate commission is the biggest piece — $23,750 to $28,500 at the typical 5% to 6%. The rest is roughly $4,000: a state-set owner's title policy of about $2,633, title company fees, deed prep, and recording. Texas charges no transfer tax, so the deed itself costs you nothing.

You list a home in Plano for $475,000. It sells at full price. The wire that hits your account is about $444,500 — before your mortgage payoff and before the property taxes you owe for the months you lived there.

That $30,000 gap surprises a lot of sellers, especially the ones who moved here from a state with a transfer tax and assumed Texas would be cheaper across the board. Some of it is. Some of it isn't. Here's every line item on a Dallas seller's closing statement, in dollars, so you can run your own numbers before you list.

The Big One: Real Estate Commission

Commission is 80% or more of what it costs to sell. In DFW, total commission still runs 5% to 6% of the sale price. On a $475,000 home that's $23,750 to $28,500.

That total usually splits two ways:

• Your listing agent: 2.5% to 3%. At 2.75%, that's $13,063 on $475,000.
• The buyer's agent: 2% to 3%, if you choose to offer it. At 2.5%, that's $11,875.

The second bullet changed in 2024. Since the NAR settlement, buyers sign a written agreement with their own agent that sets that agent's fee. You're no longer required to pay it. In practice, most DFW sellers still offer something to the buyer's agent, because a home that covers the buyer's agent fee gets shown more than one that doesn't. In a market where Collin County homes are taking about 51 days to sell, showings matter.

Commission is negotiable. Texas has no law setting or capping it. What you're paying for is pricing, marketing, and negotiation — and in a balanced market, the negotiation part is where a good agent earns the fee back. Nearly half of sellers nationally gave the buyer a concession this spring. The agent who keeps that number small for you is worth more than the one who charges a point less.

Owner's Title Policy: A State-Set Price

In Texas, the seller customarily pays for the buyer's owner's title policy — the insurance that protects the new owner if someone later claims a piece of the property. Every title company charges the same base premium because the Texas Department of Insurance sets it. Rates dropped 6.2% on March 1, 2026.

What you'll pay at common DFW prices:

Who pays the policy is a checkbox in paragraph 6 of the TREC contract — the standard Texas purchase agreement — so a buyer can ask you to flip it. Most don't. Keep it as a bargaining chip, not a given.

Title Company and Closing Fees

Texas closes at a title company, not an attorney's office. The seller's share of the title company's fees is smaller than the buyer's, but it isn't zero:

• Escrow or settlement fee: $400 to $800. Some title companies split one fee between both sides; others charge each side separately.
• Deed preparation: $150 to $300. A Texas attorney has to draft the General Warranty Deed — the document that transfers ownership and promises the buyer you have clear title.
• Recording and release of lien: $100 to $250 for the county to record your mortgage payoff and the new deed.
• Tax certificate, courier, and wire fees: $75 to $200.

Call it $700 to $1,500 total. The title company will give you an estimated seller's statement before closing — ask for it during the option period so there are no surprises on signing day.

What Texas Doesn't Charge You

This is where relocating sellers get good news:

• No transfer tax. No deed tax, no documentary stamps. In many states that's 0.5% to 2% of the price — $2,375 to $9,500 on $475,000. In Texas it's zero.
• No state income tax on the sale. Federal capital gains rules still apply, but if you've lived in the home two of the last five years, up to $250,000 of profit ($500,000 if married filing jointly) is excluded. Confirm with a tax professional.
• No attorney requirement. The title company handles closing.

HOA Costs, If You Have One

Most homes in Frisco, Prosper, McKinney, and Celina master-planned communities sit in an HOA — a homeowners association with dues and rules. Selling one adds:

• Resale certificate: Texas law caps this at $375. It's the packet of HOA financials and rules the buyer is entitled to see.
• Transfer fee: $100 to $500, depending on the association.
• Any unpaid dues or violations: These get settled at closing.

Order the resale certificate the day you go under contract. HOAs have up to 10 business days to deliver it, and a late one can delay closing.

Property Tax Proration

This isn't a fee, but it's the line that shocks people. Texas property taxes are paid in arrears — the bill for 2026 doesn't come until October and isn't due until January 31. So when you sell mid-year, you owe the buyer for the months you lived there.

On a $475,000 home taxed at 2.2%, the annual bill is about $10,450, or $28.63 a day. Close on September 30, and the title company credits the buyer roughly $7,800 for the 273 days you owned it. If your lender has been collecting taxes in your escrow account each month, you'll get that money back from the lender a few weeks after closing — so it's mostly a timing issue, not a loss.

One more note: if you claimed a homestead exemption, it stays on the home through December 31. The buyer files their own with the county appraisal district after closing.

The Costs That Vary: Repairs and Concessions

Everything above is predictable. These two aren't.

Buyer-requested repairs. During the option period — the 5- to 10-day window at the start of a Texas contract when the buyer can back out for any reason — the buyer inspects and sends a repair list. In a balanced market, expect one. Budget $1,000 to $5,000 for a well-kept home. Older roofs, HVAC systems, and foundations in North Texas clay run far higher.

Seller concessions. A concession is money you credit toward the buyer's closing costs instead of cutting your price. About 46% of home sales nationally included one in May 2026, the highest May on record, and DFW is tracking with that. Common asks run 1% to 3% of the price — $4,750 to $14,250 on $475,000. A rate buydown funded by the seller is the most common version right now.

Pre-listing prep. Paint, landscaping, staging, and a pre-listing inspection typically run $1,500 to $6,000. Optional, but homes that skip it are the ones sitting past 60 days and cutting price.

Want a number for your specific address instead of the median? Get your free home value estimate — our Dallas team tracks every sale across Collin, Dallas, Denton, and Tarrant counties.

A Full Example: Selling a $475,000 Home in Plano

Net before mortgage payoff: roughly $444,500, minus any repairs or concessions you agree to. Subtract your loan balance and that's your check.

Add a $375 resale certificate and a transfer fee if you're in an HOA. Add $400 to $700 if the buyer needs a new survey and you agree to pay for it — though if you have your old survey and sign a T-47 affidavit saying nothing has changed, the buyer can usually reuse it.

How to Keep the Number Down

1. Price it right the first time. Nearly half of Dallas sellers cut their list price in early 2026. Each cut invites a lower offer and a bigger concession. Overpricing is the most expensive mistake on this list.
2. Get a pre-listing inspection. $400 to $600 to find the problems before the buyer does. You fix what's cheap, disclose the rest on your Seller's Disclosure Notice — the TREC form Texas requires — and take the surprises out of the option period.
3. Negotiate commission with your eyes open. Ask what the listing fee covers. Ask what the agent recommends offering the buyer's side and why. A lower fee with fewer showings costs more than it saves.
4. Find your old survey. Reusing it with a T-47 affidavit saves the buyer $400 to $700 and makes your home an easier yes.
5. Ask the title company for a seller's estimate early. Every fee above should appear on it. Question anything that doesn't match this list.

Frequently Asked Questions

Who pays closing costs in Texas, the buyer or the seller?

Both, but for different things. The seller typically pays the real estate commission, the owner's title policy, deed preparation, and any HOA resale certificate. The buyer pays lender fees, the lender's title policy, appraisal, survey, and their own escrow deposits. Everything is negotiable in the TREC contract, and in a balanced market buyers often ask sellers to credit part of their costs.

Does Texas have a real estate transfer tax?

No. Texas has no deed transfer tax and no documentary stamp tax. The only costs to transfer ownership are the attorney's deed preparation fee, usually $150 to $300, and the county recording fee, usually under $250. That saves a Dallas seller thousands compared with states that charge 1% to 2% of the sale price.

How much is the owner's title policy on a $500,000 home in Texas?

About $2,756 under the rate schedule that took effect March 1, 2026. The Texas Department of Insurance sets the premium, so every title company charges the same base amount. Custom in Texas is for the seller to pay it, but the TREC contract lets either side pay.

Do I have to pay the buyer's agent commission in Texas?

No. Since the 2024 NAR settlement, buyers sign an agreement with their own agent that sets that fee. Most DFW sellers still offer buyer-agent compensation, typically 2% to 3%, because it keeps the home on more buyers' shortlists. Treat it as a marketing decision, not a requirement.

What is a T-47 affidavit and why does it save me money?

A T-47 is a short sworn form where you state that nothing about your property lines, fences, or structures has changed since your last survey. If the title company and the buyer's lender accept your old survey with a T-47, nobody pays $400 to $700 for a new one. Find your survey from when you bought — it's usually in your closing packet.

The Bottom Line

Plan on 6% to 7% of your sale price for commission and closing fees, plus whatever repairs and concessions the market asks of you. In today's DFW market, the second number is where a strong pricing and negotiation strategy pays for itself.

Get your free home value estimate at onlyhomes.com/home_value — our Dallas team tracks every sale across Collin, Dallas, Denton, and Tarrant counties.

About Harrison Lilly Dallas

Harrison Lilly Dallas is the DFW team of Harrison Lilly Realty, serving buyers and sellers across Dallas, Collin, Denton, and Tarrant counties — from Uptown and Preston Hollow to Frisco, Prosper, Southlake, and McKinney. We work with corporate relocatees, move-up sellers, and investors every week. Visit onlyhomes.com or start with a free home value estimate.

Figures reflect the TDI title rate schedule effective March 1, 2026, typical DFW commission and fee ranges, and a 2.2% combined property tax rate. Your costs depend on your price, your contract terms, and your taxing districts. This is general information, not legal or tax advice.