How much does it really cost to sell a house in Texas?

Most sellers focus on the sale price — but what you keep is what matters. On a $350,000 Texas home, the difference between a traditional 3% listing agent and Lone Star's flat $1,000 fee is $9,500 in your pocket. Use the calculator below to see your real number, then read the breakdown to understand every line item.

1. Listing agent commission — the one you can skip

The listing agent (the broker representing you, the seller) traditionally charges 3% of the final sale price. On a $350,000 home, that's $10,500. On a $500,000 home, it's $15,000. On a $700,000 home, it's $21,000.

What does a listing agent actually do for that fee? They list your home on the MLS, advise on pricing, help negotiate offers, and manage paperwork. Some of that work is valuable. The listing itself — the thing that gets your home in front of buyers — is what Lone Star does for one flat fee — with a free CMA, AI staging, and consulting hours included.

2. Buyer's agent commission — now legally optional

The agent representing the buyer used to be automatically paid from the seller's proceeds — typically 2–3% of the sale price, offered through the MLS. That changed in August 2024 as a result of the NAR antitrust settlement.

If you offer 2.5% on a $350,000 home, that's $8,750. If you offer 2%, it's $7,000. Either way, this is money you control — and an informed seller knows they can negotiate.

3. Title insurance — state-regulated, same everywhere

Title insurance protects the buyer (and their lender) if a legal problem with the home's history surfaces after closing — old liens, undisclosed heirs, forged deeds, boundary disputes. In Texas, it's customary (though not legally required) for the seller to pay for the buyer's owner's title policy.

Here's what makes Texas unique: title insurance rates are promulgated by the Texas Department of Insurance (TDI). Every title company in Texas charges the same rate — you can't shop on price. The rate is calculated on a tiered schedule:

• First $100,000 of sale price: $875 flat
• Each additional $1,000 above $100K: $3.57
• On a $350,000 sale: approximately $1,770 for the owner's policy

The lender's simultaneous policy (required for most financed buyers) typically adds $100–$300. You can and should shop title companies on their escrow service fees — those are not regulated.

4. Title & escrow fees — shop these

Separate from the insurance premium, title companies charge fees for the actual work: coordinating the closing, holding funds in escrow, wiring money, recording documents with the county, and issuing the final policy.

These fees are not state-regulated — they vary by company and are negotiable. Get quotes from two or three title companies in your market. In most Texas metros, the seller's portion runs $400–$800. Ask specifically for the "settlement fee" and "recording fees" — those are the main variables.

5. Survey — often required, sometimes avoidable

A land survey shows the exact property lines, easements, and any encroachments. Most buyers' lenders — particularly for conventional and FHA loans — require a current survey before they will fund the loan.

• Have a recent survey? If it's only a few years old and nothing has changed on the property, you can sign a T-47 Affidavit swearing to that fact. Buyers can choose to accept it instead of ordering a new survey.
• Made changes since your last survey? New fence, addition, deck, pool — you need a new survey. No way around it.
• No survey at all? Budget $450–$700 for a new boundary survey in most Texas markets. Rural properties with complex boundaries cost more.

6. HOA transfer fees — check before you list

If your home is in a homeowner association, the HOA charges fees to transfer membership to the buyer. In Texas, this typically includes:

• Resale certificate: A legally required document disclosing the HOA's financial health, dues, rules, violations, and pending assessments. Cost: $100–$400.
• Transfer fee: The HOA's charge for processing the ownership change. Cost: $100–$400.

Texas law (Property Code §207) limits some HOA disclosure fees, but combined costs still regularly hit $300–$800. Request the HOA's fee schedule early — some HOAs have additional document preparation charges that catch sellers off guard.

7. Inspection repairs — negotiate every item

In Texas, buyers almost always hire a licensed inspector during the option period (typically 5–10 days after contract). If the inspector finds issues — and they always find something — the buyer can ask you to:

• Fix specific items before closing
• Accept a price reduction
• Credit the buyer money at closing (a repair credit or seller concession)
• Walk away entirely — with no penalty during the option period

Budget $750–$1,500 for minor repairs on a well-maintained home. Deferred maintenance can generate $3,000–$10,000+ in requests. Major system issues — roof, HVAC, foundation, electrical — can run much higher.

8. Prorated property taxes — Texas's hidden cost

Texas has no state income tax. It funds education and local services primarily through property taxes, which are among the highest effective rates in the country. The statewide average is approximately 1.6–1.8% of market value, but it varies significantly by county:

• Travis County (Austin metro): ~1.8–2.2% effective rate
• Harris County (Houston): ~2.0–2.3%
• Collin County (Dallas suburbs): ~1.8–2.0%
• Bexar County (San Antonio): ~1.9–2.2%
• Tarrant County (Fort Worth): ~2.0–2.3%

Texas pays property taxes in arrears. At closing, the title company calculates your prorated share for the days you owned the home in the current year. On a $350,000 home at 1.7%, that's ~$5,950/year or about $496/month. Closing in July means roughly $3,472 in prorated taxes owed at the closing table.

9. Mortgage payoff — your lender gets paid first

Before you receive a single dollar, your mortgage lender is paid from the closing proceeds. The title company orders a payoff quote — the exact amount to close out your loan, including principal, any accrued interest through the closing date, and sometimes a prepayment penalty.

Check your loan documents for prepayment penalties before listing. Most conventional loans (Fannie Mae/Freddie Mac) have no prepayment penalty. FHA, VA, and some adjustable-rate or private loans may. Call your servicer and ask directly.

The bottom line: what you actually keep

On a $350,000 Texas home, with a 2.5% buyer agent offer, here's how the scenarios compare — all using the same fixed costs:

The takeaway

You can't negotiate away title insurance rates, prorated taxes, or your mortgage payoff. But the listing commission — the biggest single line item — is entirely within your control. Replace a 3% listing agent with Lone Star's flat fee and you keep $10,000+ more without giving up a single day of MLS exposure.

Frequently asked questions

Real questions from Texas sellers — answered directly.