Start with what you owe and what you're asking.

Asking or expected sale price$

Mortgage payoffThe payoff amount, not the statement balance. Your lender's app usually shows it.$

Second lien or HELOCLeave at zero if none.$

Anything else paid from proceedsA solar loan, a judgment, an HOA balance.$

What are the agents getting?

Three and three is common but not required. If you negotiated something else, put it in. If you don't know yet, leave these and change them later.

Buyer's agentSince 2024 this is negotiated separately, and some sellers offer less or none.%

Your listing agent%

Brokerage flat feeOften called a transaction or compliance fee. Ask your agent; it's on the listing agreement.$

These are typical Texas figures for a sale in this range. If you have a quote from a title company, use their numbers instead.

Owner's title policyTexas sets the rate by price. The seller pays it by custom.$

Escrow fee$

Document prep and recording$

SurveyZero if the buyer accepts your existing survey.$

Home warranty for the buyerOptional, but often in the contract.$

HOA resale certificateZero if there's no HOA.$

Prorated property taxRoughly the annual bill divided by 12, times months elapsed this year.$

Repair credit$

Closing cost credit to the buyer$

Sale price

Payoffs

Commissions

Title, closing, taxes, concessions

Net at close

Break-even is . Below that, the sale costs you money at closing.