The subtraction, line by line
Agent compensation: real, negotiable, and — after the industry's recent structural changes — negotiated more explicitly on both sides of the transaction than it used to be; get every compensation term in writing and understand who pays what before listing. Title & closing: North Texas custom typically has the seller providing the owner's title policy (a percentage-scale cost), plus escrow fees and prorated taxes to closing day. Prep: the model-home-contrast budget — paint, light, landscape — plus any inspection-driven repairs you elect. Concessions: in incentive-heavy months, buyer requests for closing-cost help mirror what builders offer; budget the possibility, then negotiate it. Payoff: your actual payoff quote (with per-diem interest), not your last statement balance.
The one-page exercise
Before listing, build the proceeds sheet at three prices — target, realistic, and defensive — and check each against your next move's cash needs. Selling into a purchase? The sequencing guide is the companion page. Educational only, August 2026; your title company's seller net sheet is the authoritative version — ask for one early.
Selling into a builder's market takes timing.
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