What It Really Costs to Sell Your Granbury Home

Sellers do the same quick math before they list. Take the home’s value, subtract the commission, subtract what’s left on the mortgage, and whatever remains is the check you walk away with. It’s a reasonable start, but it’s incomplete, and that gap between the estimate and your actual net is where sellers get caught off guard.

We get this question every year, so as we head into the end of summer, we wanted to lay out what it really costs to sell a home now.

Start with the market, because it shapes everything else. Back in 2022, homes were regularly closing for 20 to 30 thousand over asking price. One of my own listings, a property around $700,000, went for $80,000 over asking, more than 10% over list. Many sellers are still anchored to that market, and a 2026 Realtor.com survey found that 83% expected to get at least their asking price. Today looks different. Through the spring of 2026, there were roughly 47% more sellers than buyers nationally, which makes this a strong buyer’s market, not the seller’s market many still picture. In a market like this, selling takes more than putting up a sign and naming your price.

Price against the old market and you miss things. You may have to come down on price, you may owe concessions for repairs, and that’s all before the mortgage, commission, and title fees stack up.

Here’s how those break down.

• Realtor commissions are the one everybody already expects. Worth knowing is that they’re negotiable, and we’re happy to walk you through the structure. There are usually two agents, one for each side, and that pair shows up on the seller’s side of the settlement statement. Part of what your agent does is incentivize other agents to bring their buyers, and that competition is a big part of how you get top dollar.
• Concessions are the one that catches people. Most sellers don’t expect to hand money back to the buyer, and the ones who brace for a concession rarely expect to drop their price and give one on top of it. We’re seeing that combination a lot right now. Ask your agent early what a realistic offer looks like once the countering settles, because that number often includes both a reduction and concessions.
• Title and escrow fees are the quiet line item. In Texas, a good rule of thumb is about 1% of your sales price for closing and escrow costs. On a $500,000 home, that’s roughly $5,000. One thing to check is whether you have a current survey on file. If you don’t, a new one can run from a few hundred dollars to around $2,000, and out here, where lots are larger and more rural, that’s worth planning for.

Put it together, and the picture gets clearer. A possible price reduction, concessions, commissions, your remaining mortgage, escrow fees, and the occasional survey. None of this is meant to scare you off. Mapped out at the start, it gives you a realistic read on what you’ll actually pocket, rather than an estimate that falls apart at closing. The same goes for how long your home might sit on the market, since time on the market carries its own costs.

That important thing is what we focus on. At a listing presentation, we walk you through a net sheet, a real estimate of what lands in your pocket once everything’s accounted for, because that’s the figure that matters to you as a seller.

If you’d like us to run that breakdown for your home, showing you what it would likely sell for and what you’d truly net, we’d be glad to help. Call or text us at 817-573-3174, email josh@hggrealty.com, or visit hggrealty.com. We’d love to hear from you.