The real cost of selling
your home.

One of the most common conversations I have with sellers in Collin County is about what they are actually going to walk away with. And honestly, I respect that question. Too many agents dance around the numbers or give you a sky-high listing price without breaking down the real costs. That is not how I operate. After 20-plus years and over 1,000 transactions, I believe the best relationships are built on straight talk. So here is a transparent breakdown of what it actually costs to sell your home in Collin County — no sugar-coating, no surprises.

Agent Commissions — The Biggest Line Item

Let's start with the obvious one. Agent commissions are typically the largest cost of selling a home. In Texas, the standard structure has historically been around 5% to 6% of the sale price, split between the listing agent and the buyer's agent — consistent with national norms reported by industry sources like Bankrate and NerdWallet. However, following the 2024 NAR settlement changes, commission structures have become more flexible. Some sellers are now negotiating lower listing-side commissions, and buyer-agent compensation is handled differently depending on the situation.

On a $750,000 home in Collin County, a 5% total commission would be $37,500. That sounds like a lot — and it is real money — but here is what that commission covers: professional photography, video production, digital marketing, MLS listing, syndication to every major real estate platform, open houses, showing coordination, contract negotiation, inspections, appraisals, title company management, and dozens of hours of hands-on work from contract to closing.

I am not going to pretend commissions do not matter. They do. But I also want you to understand what you are getting for that investment. The agents who charge full commission and deliver full-service marketing produce measurably better results than discount or flat-fee models. That is not opinion — that is what the data shows across Collin County.

Professional Photography and Video Marketing

If your agent is not including professional photography and video in their listing package, you should be asking why. In Collin County's price range — where the median home price is well above $400,000 and many listings sit between $500K and $10M — the visual presentation of your home is everything. Buyers scroll through dozens of listings online before they ever schedule a showing. If your photos do not stop them mid-scroll, you have already lost them.

I include professional photography, aerial drone footage, and Halo walkthrough video tours on every listing. These are not optional add-ons — they are the standard. A Halo walkthrough video, for example, gives remote and out-of-state buyers a realistic, immersive tour of your home. Relocation buyers are a huge segment of the Collin County market, and a video tour can be the difference between an offer from 500 miles away and a listing that sits.

If you were to hire a photographer and videographer independently, you could expect to pay $1,500 to $5,000 depending on the scope. My clients do not pay extra for this — it is part of my marketing system. But if your listing agent is cutting corners here, it is costing you money in the form of fewer showings, longer days on market, and lower offers.

Staging — The Investment That Pays for Itself

Staging is one of those costs that sellers often try to skip, and it is a mistake. Homes that are staged sell faster and for more money. National data from the National Association of Realtors shows staged homes sell for 1% to 5% more than unstaged homes. In Collin County, where homes regularly sell in the $500K to $2M range, that difference can mean $5,000 to $100,000 in additional profit.

Professional staging in North Texas typically runs $2,000 to $6,000 for a standard listing, or more for luxury properties. I coordinate staging for my sellers and make sure the investment aligns with the price point and target buyer. For a $600,000 home in McKinney, spending $3,000 on staging that helps you sell for $15,000 more is a no-brainer. For a $2 million custom build in Prosper, a full luxury staging package might run $8,000 to $12,000, but the return is proportionally higher.

Minor Repairs and Pre-Listing Prep

Before your home hits the market, there are almost always small repairs and improvements that need to happen. Touch-up paint, re-caulking, fixing squeaky doors, cleaning grout, pressure washing the driveway, updating light fixtures, and addressing any obvious deferred maintenance. These items are not glamorous, but they directly impact how buyers perceive your home.

In my experience, most sellers spend between $1,000 and $10,000 on pre-listing repairs and touch-ups, depending on the condition of the home. I walk through every listing with my sellers and help prioritize what actually matters to buyers and what is not worth spending money on. There is a point of diminishing returns, and I make sure we stay on the right side of it.

Closing Cost Credits to the Buyer

In many transactions, sellers agree to pay a portion of the buyer's closing costs. This is negotiable and depends on market conditions, but in Collin County, it is common for sellers to contribute 1% to 2% of the sale price toward buyer closing costs, especially in buyer-friendly market conditions.

On a $750,000 sale, a 2% closing cost credit is $15,000. This is often a sticking point in negotiations, and it is one of the areas where having an experienced negotiator matters. I work to minimize this credit while keeping the deal on track. The goal is to get you the best net price with the fewest concessions.

Title Fees, Prorated Taxes, and Other Closing Costs

Texas is known for higher-than-average title and closing costs — data from Bankrate and ListWithClever puts typical Texas seller closing costs (excluding commissions) at approximately 3.26% of the sale price. Combined with agent commissions, total selling expenses in Texas typically range from 6% to 10% of the final sale price. Here is a quick breakdown of what sellers typically pay at closing in Collin County:

• Owner's title insurance: In Texas, the seller customarily pays for the owner's title policy. On a $750,000 home, this is roughly $3,500 to $5,000 depending on the title company.
• Escrow and settlement fees: Usually $500 to $1,500, split between buyer and seller.
• Prorated property taxes: Collin County property taxes range from approximately 1.8% to 2.4% of assessed value depending on the city and school district. You will owe a prorated amount from January 1 through your closing date. On a $750,000 home, that can be several thousand dollars depending on when you close.
• HOA transfer fees: If you are in a master-planned community, expect $200 to $500 for the HOA transfer and document preparation.
• Home warranty (optional but common): Many sellers offer a one-year home warranty to sweeten the deal. This typically runs $400 to $700 in North Texas.

So What Do Sellers Actually Walk Away With?

Let me give you a real-world example. Say you list your home at $750,000 and it sells at full asking price (which, in a well-marketed listing, is very realistic in Collin County right now).

• Sale price: $750,000
• Agent commissions (5%): –$37,500
• Title insurance (seller's policy): –$4,200
• Escrow/settlement fees: –$800
• Buyer closing cost credit (1%): –$7,500
• Prorated property taxes (est. 4 months): –$5,500
• Home warranty: –$550
• Pre-listing repairs and staging: –$5,000
• Mortgage payoff (remaining balance): – varies –

That puts your estimated net before mortgage payoff at roughly $688,950. Subtract your remaining mortgage balance, and that is your take-home.

The numbers will vary based on your specific situation, but this gives you a realistic picture. I provide every seller with a detailed net sheet before we list, so there are no surprises at the closing table.

Well-Market Homes vs. Rushed Listings — The Difference Is Real

I want to contrast two scenarios I see all the time in Collin County, because this is where the value of an experienced agent really shows up.

Scenario A — The Rushed Listing: A homeowner decides to sell quickly, hires an agent based on a friend's recommendation, skips staging, uses smartphone photos, prices too high, and lists within a week. The home sits for 60 days, gets two price reductions, and finally sells for 4% below the original asking price. Total days on market: 87. The seller netted less than they would have with a strategic approach, and they lived through months of stress.

Scenario B — The Well-Prepared Listing: A homeowner partners with a listing agent who provides a pre-listing consultation, coordinates minor repairs, stages the home, invests in professional photography and video, creates a targeted digital marketing campaign, and prices strategically based on real-time comparable sales. The home gets multiple offers in the first week and sells for 2% above asking price. Total days on market: 8. The seller walks away with significantly more money and a fraction of the stress.

The difference between these two scenarios is not luck — it is preparation, marketing, and experience. That is exactly what I bring to every listing.

Why I Give Straight Talk

I know some agents will tell you what you want to hear. They will inflate the listing price to win your business, then pressure you to reduce it after the home sits too long. That is not how I do business. I give you honest pricing based on market data, a clear breakdown of costs, and a marketing plan designed to get you the best possible outcome. If something is going to cost money, I tell you upfront. If a repair is not worth doing, I tell you that too.

My clients trust me because I do not sugar-coat things. I would rather have an honest conversation about what your home will realistically sell for than overpromise and underdeliver. After helping thousands of families through the selling process, I know that transparency is the foundation of a great outcome.