How Much Do Southlake Sellers Actually Net After Closing Costs?

Southlake sellers typically walk away with roughly 90 to 94 percent of their sale price after agent commission, title insurance, prorated property taxes, and a survey (if needed). On a $1.3 million home, that's usually $80,000 to $130,000 in total costs before your mortgage payoff comes out. The biggest line item by far is commission, and it's now fully negotiable on every deal.

By Brian White | July 11, 2026

Every seller asks some version of the same question the moment they start thinking about their next move: "What will actually land in my account?" Not the sale price on the sign. The number after everyone gets paid.

That number drives everything else, especially if you're synchronizing a sale with a purchase. Here's the real math for a Southlake seller in 2026.

What Comes Out Before You See a Dollar

Four things typically reduce your sale price down to your net proceeds in Texas:

• Agent commission. Since the August 2024 NAR settlement, listing agent and buyer's agent commissions are negotiated separately on every transaction and can't be advertised on the MLS anymore. Combined commission in North Texas typically still lands somewhere in the 5 to 6 percent range, but it's a conversation, not a fixed number, and it's the largest single cost on your closing statement.
• Owner's title insurance policy. Texas is one of the few states where the seller customarily pays for the buyer's title policy. Here's the part most sellers don't know: title insurance rates in Texas are set by the state. The Texas Department of Insurance publishes a fixed rate schedule, and every title company in Texas charges the identical promulgated rate for the same policy amount. You're not shopping for a better rate. You're shopping for better service. On a home in Southlake's price range, expect this to run in the neighborhood of 0.5 percent of your sale price.
• Prorated property taxes. Texas collects property taxes in arrears, so at closing, the title company prorates the current year's bill between you and the buyer based on your closing date. You're credited (or charged) for your share of the year up to the day you close.
• Survey. If you have a current survey of the property, this costs nothing. If you don't, buyers and lenders typically require a new one, which usually runs $450 to $800 and is a common seller-paid item.

None of this includes your remaining mortgage balance, which comes out of your proceeds separately and depends entirely on your loan.

A Real Southlake Example

Southlake's median sale price has been running $1.3 million to $1.4 million through 2026. Here's roughly what a $1.3 million sale looks like once the standard costs come out:

• Commission (5.5% combined, negotiated): approximately $71,500
• Owner's title policy (approximately 0.5%): approximately $6,500
• Prorated property taxes: varies by closing date, often several thousand dollars depending on time of year
• Survey (if needed): $450 to $800
• Miscellaneous closing fees (recording, courier, title search): typically $1,000 to $2,000

Add it up and most Southlake sellers are looking at total costs somewhere between 6 and 8 percent of sale price before their mortgage payoff, which lines up with the 90 to 94 percent net range mentioned earlier. On a $1.3 million home, that's roughly $85,000 to $105,000 in costs, leaving $1.2 million to $1.21 million before payoff.

Your specific number depends on your home's actual sale price, your negotiated commission, your closing date, and your loan balance. That's exactly the kind of math worth running with someone who knows this market before you list, not after you're already under contract.

What This Net Number Doesn't Include

Two things sit outside your closing statement entirely, and sellers who skip them get surprised later:

Capital gains tax. This is a separate federal consideration from your closing costs, and it depends on your gain, your filing status, and how long you've owned and lived in the home. Texas has no state capital gains tax layered on top, which helps, but the federal exclusion rules ($250,000 single, $500,000 married filing jointly) matter for longer-tenured Southlake owners who've built significant equity.

Any repairs or concessions you agree to during option period or negotiation. These aren't standard closing costs, they're deal-specific, and they can move your net number meaningfully if your home needs work or the market shifts toward buyers between when you list and when you close.

If you've already read our guide to selling and buying at the same time in Southlake, you know why this net number matters so much for move-up families: it's the number that determines what you can actually put toward your next home. And if you're weighing Southlake against a lower cost-of-living market like Flower Mound, this cost of living breakdown is worth a look too.

Frequently Asked Questions

How much does it cost to sell a house in Southlake, TX?

Most Southlake sellers pay between 6 and 8 percent of their sale price in total closing costs, with agent commission making up the largest share. On a $1.3 million home, that typically works out to $85,000 to $105,000 before mortgage payoff.

Do sellers still pay the buyer's agent commission in Texas?

Not automatically. Since the August 2024 NAR settlement, buyer's agent commission is negotiated separately from listing commission on every transaction rather than being set in advance through the MLS. Many sellers still offer buyer-side compensation as part of their strategy, but it's a decision made deal by deal, not a fixed rule.

Why does the seller pay for title insurance in Texas?

It's simply the customary practice in Texas, not a legal requirement. The rate is set by the state through the Texas Department of Insurance, so every title company charges the same amount for the same policy, whether you're in Southlake or anywhere else in Texas.

How are property taxes handled when I sell my home in Texas?

Texas collects property taxes in arrears, so at closing your title company prorates the current year's tax bill based on your exact closing date. You're responsible for your share of the year up to closing, and the buyer takes it from there.

Does my net proceeds number include capital gains tax?

No. Your closing statement shows your net proceeds before taxes. Capital gains is a separate federal consideration based on your gain and how long you've owned and lived in the home, and it's worth running that math separately from your closing costs.

If you're thinking through a move like this, schedule a free Move-Up Strategy Call — thirty minutes, no pitch, just a clear-headed look at where you are and what your best next move looks like.

About Brian White

Brian White helps families in Northwest DFW make their move-up cleanly — selling and buying in one synchronized step. He built BlueFuse Group on a simple standard: other-first service, proactive at every turn, faith and excellence in equal measure. Brian has been married to Tisha for 27 years and is dad to three adult sons. When he's not protecting a family's equity or untangling a tight closing timeline, you'll find him chasing a round of golf or at Valley Creek Church.

Schedule a Move-Up Strategy Call — no pitch, just a clear-headed look at your next move.