Blog > Silicon Valley seller net sheet: what it costs to sell a home
property nerd guide · sellers
Before you list, you'll want to know what you'll actually walk away with. Here's every line on a Silicon Valley seller's net sheet, including the county and city transfer taxes that vary from one city to the next.
By the Property Nerds® of the Boyenga Team at Compass · NextGenAgents™
county transfer tax
san josé city tax
measure e starts above
commission
the short version
What a net sheet tells you
A net sheet starts with your sale price, subtracts the costs of selling and your loan payoff, and shows what's left. It's the number that drives every other decision.
Your net proceeds decide how much you can put toward your next home, whether buying first is realistic, and how much room you have to negotiate. We build a net sheet with you before we talk about list price, and we update it when offers come in.
One distinction to keep in mind: your net proceeds aren't the same as your taxable gain. The IRS treats selling costs, such as commissions and legal fees, as reductions to your sale price when you figure gain, so keep good records of them.
line by line
The costs on a Silicon Valley net sheet
| Cost | How it's set | What to know |
|---|---|---|
| Brokerage commission | Your listing agreement | Commissions aren't set by law. They're negotiable, you agree on them before you list, and we offer bundled services, so ask us what's included. |
| County documentary transfer tax | State law and the county | California's Documentary Transfer Tax Act sets the county tax at $0.55 per $500, or $1.10 per $1,000. San Mateo County's recorder lists that rate, and escrow will confirm the figure for a Santa Clara County sale. |
| City transfer tax | Your city | Some cities add their own tax and others don't. Check your city (details below). |
| Title insurance and escrow fees | The title and escrow company | Fees depend on the price and the company. We'll get an estimate early. |
| Prorated property taxes | Your tax bill and the closing date | California bills are paid in two installments, due by December 10 and April 10. Escrow credits or charges you based on what you've already paid. |
| Loan payoff | Your lender | Principal plus interest to the payoff date, and any HELOC or other liens. |
| HOA fees | Your association | For condos and townhomes: prorated dues plus any document or transfer charges. |
| Prep and staging | You decide | Optional, but often worth it. Compass Concierge can front eligible costs until closing. |
| Repairs or credits | Negotiated in escrow | Pre-sale inspections help you plan for these instead of being surprised. |
city by city
City transfer taxes: check your city
This line varies the most, because it depends entirely on where the home is.
San José charges a Real Property Conveyance Tax of $3.30 per $1,000 on top of the county tax. Since voters approved Measure E in March 2020, San José also charges a Real Property Transfer Tax on higher-priced sales. The starting threshold was $2 million and rose to $2.3 million on July 1, 2025. Measure E originally set its higher tiers at $5 million and $10 million.
Palo Alto and the City of San Mateo also have their own city transfer taxes. We confirm the current rates for each sale rather than quote them from memory. For Mountain View and every other city, check with the city or your escrow officer before you build your net sheet. Who pays each transfer tax is also something the contract spells out, so it's worth asking about up front.
property nerd note
Measure E applies its rate to the whole sale price, not just the part above the threshold. Under the ordinance, a San José sale just over the line pays the first-tier rate on the entire price, while a sale just under it pays no Measure E tax at all. When a list price lands near a threshold, we look at that math before we pick a number.
worked example
An illustrative net sheet
Here's a made-up $2,000,000 sale in San José, below the Measure E threshold. Commissions are negotiable, so we leave that line for your conversation with us. The title, escrow, prep and payoff amounts are placeholders, not typical or recommended figures.
| Sale price | $2,000,000 |
| Brokerage commission | Negotiable |
| County transfer tax ($1.10 per $1,000) | −$2,200 |
| San José conveyance tax ($3.30 per $1,000) | −$6,600 |
| Title and escrow fees (placeholder) | −$8,000 |
| Prorated property taxes (placeholder) | −$3,000 |
| Prep and staging (placeholder) | −$25,000 |
| Mortgage payoff (placeholder) | −$600,000 |
| Estimated net proceeds before commission | $1,355,200 |
Illustration only. It assumes the seller pays both transfer taxes, which is negotiable. Your actual costs depend on your city, your contract, your loan and your title and escrow company.
your checklist
What to bring for an accurate net sheet
- Your latest mortgage and HELOC statements
- Your current property tax bill, including any special assessments or liens on it
- HOA statements, if you're in an association
- Any solar lease or financing paperwork
- A list of prep work you're considering
- Records of what you paid for the home and improvements, for your CPA
nextgenagents™
How the Boyenga Team helps
A net sheet before a list price
As NextGenAgents™, we start with your numbers. You'll see your estimated proceeds at a few price points before you decide anything.
City-specific details
We confirm the transfer taxes for your city and who pays them, so there are no surprises on the closing statement.
Prep that pays its way
We help you choose the work that matters most to buyers, and Compass Concierge can front eligible costs until closing.
talk to a property nerd
Want your own net sheet?
Start with a home value, then let us build a line-by-line estimate for your city. Learn more about how we sell homes.
faq
Seller costs in Santa Clara and San Mateo counties: FAQ
Is the real estate commission negotiable?
Yes. Commissions aren't set by law. You and your listing agent agree on them in the listing agreement before the home goes on the market. The Boyenga Team also offers bundled services, so ask us what's included.
Does my city charge a transfer tax?
It depends on the city. San José charges $3.30 per $1,000 plus Measure E on higher-priced sales. Palo Alto and the City of San Mateo have their own taxes too. For any other city, check with the city or your escrow officer.
Who pays the transfer taxes?
The purchase contract spells it out, and it can be negotiated. We'll confirm how it's typically handled in your city and what your contract says.
Do selling costs lower my capital gains tax?
They can. The IRS lets you subtract selling expenses, such as commissions, from your sale price when you figure your gain. Ask your CPA how this applies to you.
Sources: San Mateo County Assessor-County Clerk-Recorder, Documentary Transfer Tax (smcacre.gov) · City of San José staff reports and Measure E ordinance text (sanjose.legistar.com) · City of Palo Alto Long Range Financial Forecast FY 2026–2035 (paloalto.gov) · IRS Publication 523 (irs.gov) · California Legislative Analyst's Office property tax primer (lao.ca.gov) · Compass Concierge (compass.com/concierge). Rates change; confirm with your city and escrow. General information, not legal or tax advice.