The kids are grown and gone. The house is more than you need. Selling sounds straightforward — list it, sell it, move somewhere smaller and easier, enjoy retirement.
Kevin’s first observation after 35 years in real estate: there are no good surprises in this business. There are only surprises that cost you money later. The way to protect yourself is to understand every cost involved before you decide to sell — not after you’re already committed.
The Strategy Decision First
Before you get to costs, there’s a decision that affects everything: are you selling as-is or are you preparing, repairing, and staging the home? This single choice can affect both your upfront costs and your final sale price by $40K-$100K+ on a high-value Montgomery County home. Kevin doesn’t push one answer — both strategies have situations where they’re correct. He just makes sure clients understand the trade-off before committing.
The Full Cost Breakdown of Selling
Real Estate Commission
Post-NAR settlement (August 2024), commissions are negotiable and no longer automatically structured as 6% split equally. Typical ranges in the current Montgomery County market: listing agent fees of 1.5-3% of sale price. Buyer’s agent compensation is now separately negotiated and disclosed, often 2-2.5%. Total commission costs typically run 3-5% of the sale price, though this varies by agent and situation.
Maryland Transfer Taxes
Maryland charges a state transfer tax of 0.5% of the sale price for sellers (first-time buyers get an exemption as buyers; sellers always pay). Montgomery County charges an additional county transfer tax. Total seller transfer tax burden in Montgomery County is typically 1-1.5% of sale price.
Settlement/Attorney Fees
Expect $1,000-$2,500 for settlement costs — title company fees, document preparation, and related closing services.
Pre-Sale Repairs and Staging
This is the most variable cost and the most impactful. A home with deferred maintenance — old HVAC, dated kitchen, worn carpet — either sells at a discount reflecting those issues or gets addressed upfront to maximize price. In the Montgomery County market, well-prepared homes consistently net more than as-is listings. Kevin’s general rule: spend money on things buyers can see and affect their offer (paint, carpet, staging, landscaping) and less on things they can’t (mechanical systems unless they’re failing).
Capital Gains Tax
If you’ve owned the home for 20-30 years and it has appreciated significantly, capital gains tax is a real consideration. The primary residence exclusion ($250K single, $500K married) covers a lot of ground — but on a home bought for $200K now worth $1.2M, even with the exclusion, there may be a significant taxable gain. Consult a CPA before finalizing your selling timeline and strategy.
Moving Costs
Local moves within Montgomery County for a full family home: $3,000-$8,000. Long-distance moves: $8,000-$20,000+. Storage, if needed during a gap between homes, adds $200-$500/month.
What Regret Usually Looks Like
The regret Kevin sees most often: sellers who didn’t model their full net proceeds realistically, sold for a number they thought would fund a comfortable retirement, and then discovered the after-tax, after-cost reality left them with significantly less than they expected. The second most common: sellers who underpriced, took a low offer too quickly, and watched the home sell to a flipper who profited handsomely. Both are avoidable with proper preparation.
Thehome sellers guidecovers the full process. For a realistic net proceeds estimate for your specific home,book a call with Kevin.
Frequently Asked Questions
How much does it cost to sell a house in Maryland?
Budget for 5-8% of the sale price in total selling costs — real estate commissions, transfer taxes, settlement fees, pre-sale repairs, staging, and moving expenses. On a $900K sale, that’s $45,000-$72,000.
Do retirees pay capital gains tax when selling their home?
The primary residence exclusion ($250K single, $500K married) protects most retirees from capital gains on appreciation. Homes with very large appreciation above those thresholds may have taxable gains. Consult a CPA before finalizing your selling strategy.
What is the Maryland transfer tax for home sellers?
The state transfer tax is 0.5% of the sale price for sellers. Montgomery County charges an additional county transfer tax, bringing total seller transfer tax burden to approximately 1-1.5% of sale price.
Should I stage my home before selling in Montgomery County?
In most cases, yes. Staged homes generate more showings, more competitive offers, and better final prices in the Montgomery County market. The return on a modest staging investment typically exceeds the cost.
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Sources and next steps
Verified local sources:Maryland REALTORS housing statistics;GCAAR housing market reports;FRED 30-year mortgage rate series;Maryland SDAT real property search.
Related Kevin guides:home selling guide;market stats;book a call.
Watch the YouTube videoorbook a 30-minute strategy call with Kevin.
Expanded local research sources:GCAAR housing market reports;Maryland REALTORS housing statistics;Realtor.com Montgomery County market data;FRED 30-year mortgage rates;Maryland SDAT real property search;Zillow Montgomery County home values;Montgomery Planning development;Montgomery Planning development review;MCATLAS zoning map;Montgomery Planning data catalog;Montgomery County permits;Visit Montgomery travel guide;Visit Montgomery restaurant directory;Tripadvisor Montgomery County things to do.
Contextual links for this video
Kevin site links:home selling guide;home buying guide;market stats;DMV Housing Market 2026: Is a Crash Coming or Are the Numbers Telling a Different Story?;Zillow Just Banned Private Listings — Here’s What Home Buyers and Sellers Actually Need to Know.
Outside research links for this video:GCAAR housing market reports;Maryland REALTORS housing stats;Realtor.com Montgomery County market data;Reddit discussion search for this topic;Google context search for this video.
Kevin process link: why Kevin’s local process matters.