Seller Resources
The calculators below run the same math we run at the kitchen table — sale price, mortgage payoff, commission, NC excise tax, seller net at close, and federal + NC capital gains. The numbers are starting points, not final ones. Bring them to a conversation with us and we will walk through what your actual market looks like.
Net Proceeds Calculator
- List price
- $700,000
- − Mortgage payoff
- $400,000
- − Commission (6%)
- $42,000
- − Closing costs (1%)
- $7,000
- − NC excise tax
- $1,400
- − Other costs
- $0
Seller’s Check at Close
$249,600
Selling Timeline
Preparation
2-4 weeks- Deep clean & declutter
- Professional photography
- Minor repairs & touch-ups
- Staging consultation
- Pricing strategy & CMA
Active Marketing
1-4 weeks- MLS listing goes live
- Social media & digital ads
- Open houses & broker tours
- Showings & feedback
- Offer review & negotiation
Under Contract
4-6 weeks- Buyer due diligence period
- Home inspection & negotiations
- Appraisal
- Title search & survey
- Buyer financing approval
Closing
1-2 days- Final walkthrough
- Closing document signing
- Funds disbursement
- Keys handover
- Celebrate!
Tax Estimator
Capital Gains on Sale
Capital Gains Tax Estimator
Estimated Tax Owed
$0
- Realized Gain
- $275,000
- §121 Exclusion
- $275,000
- Taxable Gain
- $0
- Effective Rate
- 0.0%
- Federal LTCG
- $0
- NC (4.5%)
- $0
Tax Guide
Tax Considerations When Selling
Capital Gains Exclusion
If you've lived in your home for at least 2 of the last 5 years, you can exclude up to $250,000 of capital gains ($500,000 for married couples) from federal taxes. This is one of the most significant tax benefits of homeownership.
NC State Capital Gains
North Carolina taxes capital gains as ordinary income at a flat rate of 4.5% (2026). The federal exclusion applies at the state level as well, so most primary residence sellers won't owe state capital gains tax.
Selling Costs Deduction
Selling expenses like agent commissions, staging, and closing costs can be added to your cost basis, reducing your taxable gain. Keep all receipts from home improvements too — they increase your basis.
Timing Considerations
If you're close to the 2-year ownership/residency mark, it may be worth waiting to qualify for the exclusion. If you have significant gains beyond the exclusion limits, consult your CPA about installment sales or 1031 exchanges.
This information is for educational purposes only and should not be considered tax advice. Consult with a qualified tax professional for advice specific to your situation.
Estimate only. Confirm with your lender, attorney, or CPA before relying on these numbers. Not financial, tax, or legal advice.