Closing Costs When Selling a House in Texas: The Complete 2026 Breakdown

When most Texas homeowners think about selling their house, they focus on one number: the sale price. But the sale price and the amount you actually take home are two very different things. Between commission checks, title fees, tax prorations, and a dozen other line items, closing costs can consume a surprising percentage of your proceeds. Most sellers do not see the full picture until they are sitting at the closing table, and by then it is too late to adjust course.

If you are selling a home in Dallas, Fort Worth, or anywhere in the DFW metroplex, understanding these costs upfront is essential for smart pricing, realistic expectations, and choosing the selling method that truly puts the most money in your pocket. This guide breaks down every closing cost Texas sellers typically face and explains how different selling approaches affect what you ultimately net.

What Are Closing Costs for Sellers in Texas?

Closing costs are the fees, taxes, and expenses that must be paid when a real estate transaction is finalized. In Texas, sellers are responsible for a specific set of these costs, while buyers pay their own. The total varies depending on the sale price, your county, and the deal specifics, but most Texas sellers should expect closing costs to run between one and three percent of the sale price on top of any agent commissions.

In dollar terms, on a $350,000 home sale in Dallas, seller closing costs excluding commissions typically range from $3,500 to $10,500. Add a six percent agent commission and you are looking at $24,500 to $31,500 in total fees coming off the top of your sale price.

Itemized Breakdown: Every Closing Cost Dallas Sellers Pay

Title Insurance (Owner’s Policy)

In Texas, it is customary for the seller to pay for the owner’s title insurance policy, which protects the buyer against future title claims or defects. Title insurance rates in Texas are regulated by the Texas Department of Insurance and are based on the sale price. On a $350,000 sale, the owner’s title policy typically costs around $2,300 to $2,500. This is one of the larger closing cost line items for Texas sellers.

Escrow and Settlement Fees

The title company handling the closing charges escrow and settlement fees for managing the transaction, holding funds, preparing documents, and coordinating between parties. These fees typically range from $500 to $1,500 in the Dallas area depending on the title company and transaction complexity.

Property Tax Prorations

Texas property taxes are paid in arrears, meaning you pay for the current year’s taxes at the end of that year. When you sell mid-year, you owe the buyer a credit for your share of taxes from January 1st through the closing date. In Dallas County, where property tax rates are among the highest in the state, this proration can be substantial. On a home with an $8,400 annual tax bill closing on June 30th, you would owe approximately $4,200 in prorated taxes at closing.

Real Estate Agent Commission

The single largest expense most Texas sellers face is agent commissions. The standard in Dallas is five to six percent of the sale price, split between the listing agent and buyer’s agent. On a $350,000 sale, that is $17,500 to $21,000 before any other fees are calculated.

Recording Fees and Transfer Charges

Dallas County and other Texas counties charge recording fees for processing deed transfers and closing documents. These are relatively modest at $50 to $200. Current fee schedules are available through the Dallas County Clerk’s office.

HOA Transfer and Estoppel Fees

If your property is in a homeowners association, expect transfer fees of $200 to $500. You may also need to pay for an estoppel letter or resale certificate confirming your account status and any outstanding dues.

Survey Costs

Buyers often request a current property survey, and in Texas it is negotiable who pays. If you are covering it, expect $400 to $700 for a standard residential survey in DFW. An existing recent survey may satisfy the buyer and eliminate this cost.

Outstanding Liens or Judgments

Any existing liens on your property must be resolved at closing. The title company will pay these from your proceeds before disbursing your funds. If you suspect liens exist, address them early. For guidance, see our post on how to remove a judgment lien from your property.

The Full Picture: Total Closing Costs on a $350,000 Dallas Home

Cost Item	Estimated Amount
Agent Commission (6%)	$21,000
Owner’s Title Insurance	$2,300–$2,500
Escrow / Settlement Fees	$500–$1,500
Property Tax Proration (6 months)	$4,200
Recording Fees	$50–$200
HOA Transfer / Estoppel Fees	$200–$500
Survey (if required)	$400–$700
Buyer Concessions (common in 2026)	$0–$7,000
Total Estimated Seller Costs	$28,650–$36,900
Net Proceeds (from $350,000 sale)	$313,100–$321,350

These figures do not include pre-listing repair costs, staging expenses, or carrying costs during the listing period. When you factor those in, the total cost of selling traditionally can easily exceed $40,000 on a $350,000 Dallas home.

Who Pays What in a Texas Closing?

In Texas, closing cost allocation is customary but negotiable. The seller customarily pays the owner’s title insurance, agent commissions, prorated property taxes through closing, HOA transfer fees, and any agreed-upon buyer concessions. The buyer customarily pays the lender’s title policy, loan origination fees, appraisal, inspection costs, and prepaid escrow items.

In the 2026 buyer’s market, Dallas sellers are frequently asked to cover additional costs. Requests for closing cost credits of one to three percent of the sale price have become standard as buyers leverage their negotiating position.

How a Cash Sale Eliminates Seller Closing Costs

When you sell directly to a professional cash home buyer in the Dallas-Fort Worth area like Ninebird Properties, the closing cost picture changes dramatically. The buyer covers all closing costs, meaning the offer you accept is the amount you receive. There are no commission deductions, no title insurance charges from your proceeds, no prorated tax calculations, and no surprise fees at closing.

This is why the gap between a traditional sale price and a cash offer is often smaller than sellers expect. When you subtract commissions, closing costs, repairs, and carrying expenses from a traditional sale, the net proceeds can be surprisingly close to what a clean cash offer delivers with zero expense to you.

You can see a detailed cost comparison on the Ninebird Properties comparison page, which breaks down exactly how the two approaches stack up.

Hidden Costs Texas Sellers Overlook

Beyond the settlement sheet, several costs affect your bottom line. Mortgage payoff interest accrues daily through your payoff date, on a $200,000 balance at six percent, that is roughly $33 per day. Carrying costs during the listing period (mortgage, taxes, insurance, utilities) can total $6,000 to $12,000 over the three to four months a typical Dallas sale takes in 2026. And capital gains taxes may apply if you have not lived in the home for two of the past five years or if your gain exceeds IRS exclusion limits. Texas has no state income tax, which helps, but federal liability is worth understanding before you sell.

How to Reduce Closing Costs If You List Traditionally

• Negotiate the commission rate. Some Dallas agents will negotiate, especially in higher price ranges or desirable neighborhoods.

• Shop title companies. While title insurance rates are regulated, escrow and settlement fees vary. Get quotes from two or three companies.

• Time your closing strategically. Closing earlier in the year reduces property tax prorations. Closing at month-end reduces mortgage interest charges.

• Push back on buyer concession requests. Everything is negotiable. A strong counteroffer strategy can reduce the credits you provide.

  
  

The Simplest Way to Avoid Seller Closing Costs

The most straightforward way to eliminate closing costs entirely is to sell to a cash buyer who covers them. When you work with Ninebird Properties to sell your DFW home fast, closing costs, commissions, repairs, and all transaction fees are the buyer’s responsibility. The offer price is your net price. This is especially valuable for sellers dealing with financial pressure, limited equity, or complicated situations like inherited properties or homes needing major work.

The Bottom Line

Closing costs are a significant and often underestimated part of selling a home in Texas. On a $350,000 Dallas home, total selling costs including commissions, closing fees, and carrying expenses can reach $35,000 to $45,000. Understanding these costs before you commit to a strategy is the only way to make an honest comparison between your options.

Want to see what you would net from a sale with zero closing costs and zero commissions? Request a free cash offer from Ninebird Properties and compare the numbers. No obligation, no pressure—just a clear picture of both paths before you decide.