What Is the Total Cost of Selling a House in Dallas? Every Fee Explained

Ask most Dallas homeowners how much it costs to sell their house and they will say something like six percent for the agent commission. That number is real, but it is just the beginning. The true cost of selling a home in the Dallas-Fort Worth area includes a long list of expenses that many sellers do not discover until they are already committed to the process.

When you add up agent commissions, pre-listing repairs, staging, professional photography, closing costs, property tax prorations, carrying costs during the listing period, and buyer concessions that have become standard in the 2026 market, the total can be genuinely shocking. On a $350,000 Dallas home, the all-in cost of a traditional sale can easily reach $40,000 to $55,000.

This guide accounts for every major selling expense so you can plan realistically and compare your options with full information.

The Big Expenses: Where Most of Your Money Goes

Real Estate Agent Commissions: $17,500–$21,000

The largest single cost in a traditional home sale is the agent commission. In Dallas, the standard rate is five to six percent of the sale price, split between the listing agent and the buyer’s agent. On a $350,000 sale, that translates to $17,500 to $21,000 coming directly off your proceeds. While commission structures have evolved with recent industry changes, most Dallas transactions still involve the seller paying a significant portion of total agent compensation.

Pre-Listing Repairs: $2,000–$15,000+

In the 2026 buyer’s market, Dallas homes need to show well to attract competitive offers. Buyers have options, and they are choosing move-in-ready properties over those that need work. For most sellers, this means investing in repairs before listing. Minor cosmetic work, fresh paint, landscaping, fixture updates, might run $2,000 to $5,000.

More significant repairs like roof work, HVAC replacement, plumbing updates, or addressing foundation issues common to North Texas clay soil can push costs well above $10,000.

For homes with major repair needs, the pre-listing investment can be a difficult financial decision. This is one reason many Dallas sellers with properties needing work choose to sell as-is to a cash home buyer rather than spending thousands on repairs with no guarantee of recouping those costs.

Staging and Photography: $1,500–$5,000

Professional staging has become nearly essential in the Dallas market. Staged homes photograph better, attract more online attention, and typically sell faster than unstaged homes. Full staging of a three-bedroom Dallas home costs $2,000 to $4,000 for a one-to-two-month period. Professional real estate photography runs $200 to $500 depending on the package. Some agents include photography in their services, but staging is almost always an additional expense.

Closing Costs: $3,500–$10,500

Seller closing costs in Texas include the owner’s title insurance policy, escrow and settlement fees, recording charges, HOA transfer fees, and prorated property taxes. On a $350,000 sale in Dallas, these costs typically range from $3,500 to $10,500 depending on the time of year and specific transaction details. For a detailed breakdown of each line item, see our complete guide to closing costs when selling a house in Texas.

The Hidden Expenses Most Sellers Forget

Carrying Costs During the Listing Period: $6,000–$12,000

Every month your home sits on the market costs money. Mortgage payments, property taxes, homeowner’s insurance, utilities, and basic maintenance continue regardless of whether you are living in the home or have already moved out. In Dallas, where the average listing spends 62 days on market before going under contract plus another 30 to 45 days to close, you are looking at three to four months of carrying costs. On a typical Dallas home with a $2,200 monthly mortgage payment, $700 in monthly taxes, $150 in insurance, and $200 in utilities, that adds up to $9,750 to $13,000 in carrying costs alone.

Buyer Concessions: $0–$10,500

In the current buyer’s market, Dallas sellers are routinely asked to contribute to the buyer’s closing costs, pay for repairs identified during inspection, or provide other credits to get the deal across the finish line. Buyer concession requests of one to three percent of the sale price have become standard in 2026. On a $350,000 home, that is $3,500 to $10,500 in additional costs that did not exist when the market favored sellers.

Mortgage Payoff Costs: Varies

If you have an existing mortgage, you will owe interest through the payoff date, which is typically a few days after closing. Some lenders also charge a recording fee for releasing the lien. While these costs are relatively small compared to commissions and repairs, they are part of the total equation.

Moving Expenses: $1,500–$5,000

Whether you hire professional movers or rent a truck, relocating has a cost. Local moves within the DFW area typically run $1,500 to $3,000 for a full-service move. If you are moving out of state, costs can escalate significantly.

The Total Picture: What It Really Costs to Sell in Dallas

Expense Category	Estimated Range
Agent Commissions (5–6%)	$17,500–$21,000
Pre-Listing Repairs	$2,000–$15,000
Staging and Photography	$1,500–$5,000
Closing Costs	$3,500–$10,500
Carrying Costs (3–4 months)	$6,000–$12,000
Buyer Concessions	$0–$10,500
Moving Expenses	$1,500–$5,000
TOTAL SELLING COSTS	$32,000–$79,000

On a $350,000 sale, that means your actual take-home proceeds could range from roughly $271,000 to $318,000 depending on the condition of your home, how long it takes to sell, and how aggressively buyers negotiate. The wide range reflects the reality that every sale is different, but the common thread is that the total costs are substantially higher than most sellers initially expect.

How a Cash Sale Changes the Math

When you sell directly to a professional cash home buyer in the DFW area like Ninebird Properties, most of these costs simply disappear. There are no agent commissions, no repair costs, no staging expenses, no carrying costs, no buyer concessions, and no closing costs for the seller. The offer you accept is the amount you receive.

This is why a cash offer that initially appears lower than what you might get on the open market can actually result in comparable or even higher net proceeds once you account for the full cost of a traditional sale. The math becomes especially favorable for homes that need repairs, for sellers who need to close quickly, and for situations where carrying costs would accumulate during a long listing period.

You can see exactly how these costs compare on the Ninebird Properties side-by-side comparison page, which breaks down what you pay versus what you keep with each approach.

How to Minimize Your Selling Costs in Dallas

If you decide to list traditionally, there are strategies to keep costs down. Negotiate agent commission rates, in the current market some agents are willing to work at a lower percentage. Focus repair spending on the items with the highest return on investment: fresh paint, clean landscaping, and updated fixtures deliver more bang for the buck than major renovations. Get multiple quotes from title companies, as escrow fees vary. And price your home accurately from day one to minimize the carrying cost period.

According to the National Association of Realtors, homes priced correctly at listing sell faster and for a higher percentage of asking price than homes that start too high and require reductions.

The Bottom Line

The cost of selling a house in Dallas goes far beyond the agent’s commission check. When you account for every expense, from pre-listing repairs to carrying costs to buyer concessions, the total can easily reach 10 to 15 percent of your sale price or more. Understanding these costs before you commit to a strategy is the only way to make an honest comparison between your options.

Want to compare the numbers for your specific home? Request a free, no-obligation cash offer from Ninebird Properties and see exactly what you would net from a zero-cost sale versus the traditional route. No pressure, just clear numbers to help you make the right decision.