What will you actually take home when you sell your Bellaire home? Between title fees, taxes, commissions, and payoffs, it can be hard to pin down your true bottom line. You want clarity before you list, and you deserve numbers you can trust.
In this guide, you’ll learn the typical seller closing costs in Texas, the Bellaire-specific factors that can change your net, and a simple framework to estimate proceeds with confidence. You’ll also see common scenarios and when to request a custom net sheet tailored to your sale. Let’s dive in.
What sellers typically pay in Texas
While every contract is negotiable, these are the seller-side costs you’ll usually see in Texas. Your final settlement will reflect your mortgage payoff, the closing date, and any negotiated items in your contract.
- Real estate commission. Many Houston-area sales use a total commission in the 5–6% range of the sales price. This is negotiated in your listing agreement.
- Owner’s title insurance and title fees. It is customary in Texas for the seller to pay for the owner’s title policy. Premiums are set by the Texas Department of Insurance and scale with price. Title companies also charge escrow and closing fees.
- Prorated property taxes. Taxes in Texas are billed in arrears. You are responsible for taxes accrued up to the day of closing. The title company uses the latest levy to calculate your share.
- Mortgage payoff and lien releases. Your lender provides payoff statements with per-diem interest. Any HELOCs, judgments, or other liens are also paid off at closing.
- HOA transfer and estoppel fees (if applicable). If your property is in an HOA, sellers commonly pay transfer or estoppel fees and any unpaid assessments.
- Survey costs. If the buyer or lender requires a new survey and you agree to provide it, that cost may be on your side. If you have a recent survey, you may offer it for buyer approval.
- Seller concessions and repairs. Any agreed credits for buyer closing costs or inspection items reduce your proceeds.
- Recording, courier, and miscellaneous fees. Texas has no state transfer tax, but county recording and small administrative fees may appear.
- Disclosures and documents. You must complete required Texas disclosures. The time impact is mainly administrative.
- Tax planning considerations. Capital gains and other tax impacts are not closing costs, but they affect your after-tax proceeds. Consult a CPA or attorney.
Bellaire factors that affect your net
Bellaire sits within Harris County and has a few local considerations that can change your bottom line. Plan for these early so your net estimate is realistic.
Property taxes and prorations
Bellaire owners pay taxes to multiple jurisdictions, including Harris County, the City of Bellaire, the school district, and sometimes special districts. Homestead or other exemptions can change the effective amount used for prorations. Confirm current values and exemptions before you calculate your share at closing.
HOA status varies by neighborhood
Some Bellaire properties are in HOAs, while others are not. If yours is subject to an association, factor in transfer or estoppel fees and the time it takes for the HOA to provide documents. Unpaid assessments are typically collected at closing.
Flood risk and documentation
Parts of Bellaire fall within FEMA flood zones or areas with historic localized flooding. Buyers may request elevation certificates, updated floodplain determinations, or credits related to mitigation. Plan for these potential requests and timelines.
Home types and buyer expectations
Bellaire has older ranch-style homes, lots sold for rebuilds, and newer custom builds. That mix can influence inspection scope, survey needs, and repair negotiations. Higher price points also mean a higher dollar title premium because it scales with the sales price.
County recording and logistics
The Harris County Clerk handles deed and lien recordings. Expect small recording or courier fees and standard processing timelines that can influence closing-day logistics.
A simple way to estimate your net
Use this three-step framework to build a quick, utility-grade estimate. Then refine with a custom net sheet once you have an accepted offer.
Step A: Gather your inputs
- Expected sales price
- Current mortgage and any secondary liens, including per-diem interest
- Target closing date
- HOA status and contact, if applicable
- Any seller concessions or repair credits you plan to offer
- Whether you will pay for the owner’s title policy and a new survey if needed
- Any special assessments or municipal charges
Step B: Build the estimate
Start with the sales price, then subtract the following line items:
- Commission (estimate 5–6% unless your listing agreement specifies otherwise)
- Owner’s title insurance plus your portion of title and escrow fees
- Mortgage payoff(s) plus per-diem interest and any reconveyance fees
- Prorated property taxes through the closing date
- HOA fees such as transfer or estoppel, plus any unpaid assessments
- Seller concessions or repair credits you agree to provide
- Survey cost if you provide a new survey
- Recording, courier, and miscellaneous title charges
The result is your estimated net proceeds before personal tax considerations.
Step C: Tips for accuracy
- Request official payoff statements. Per-diem interest changes daily, so date shifts can change payoff totals.
- Ask a title company for fee estimates. Title insurance rates are regulated in Texas, and escrow agents can quote fees for a given price.
- Verify tax status. Confirm whether last year’s taxes were paid and whether your escrow account has any shortage that might appear at closing.
- Confirm HOA timelines. Estoppel processing times can delay closing, so start early.
Illustrative calculation only
- Sales price: $600,000
- Commission (6%): $36,000
- Owner’s title policy and closing fees: estimate $2,500 to $4,000
- Mortgage payoff: $250,000 plus per-diem interest
- Prorated taxes, HOA transfer/estoppel, survey if applicable, and small recording fees: estimate based on your specifics
- Estimated net proceeds: $600,000 minus the sum of the items above
This is an illustrative example. Replace each line with your actual payoffs, title quote, and contract terms to produce a reliable net.
Common Bellaire scenarios
These examples are for context only. Your contract and property details will determine final costs.
Example A: Single-family, no HOA
You pay a negotiated commission, the owner’s title policy, your prorated taxes, your mortgage payoff, and small recording or courier fees. If the buyer orders a new survey and the contract does not require you to provide one, you may not incur that cost.
Example B: Home in an HOA with flood history
You typically cover the HOA transfer or estoppel fee and provide association documents. You pay the owner’s title policy and prorated taxes. Buyers may request credits related to flood mitigation or updated documentation, which you can negotiate.
Example C: High-end sale with a first mortgage and a HELOC
Request payoff statements for both loans. Per-diem interest and reconveyance or termination fees can change your payoffs if the closing date moves. Build in a buffer and update figures once you are clear on timing.
When to request a custom net sheet
Ask for a tailored net sheet early in your listing process if any of the following apply:
- You have multiple liens, a HELOC, or possible unrecorded items
- You expect material seller concessions or post-inspection credits
- Your lender escrow shows a tax shortage
- Your closing date is uncertain or likely to shift
- There are special assessments, flood mitigation costs, or an HOA dispute
- You want an after-tax estimate for planning purposes
Who prepares your final numbers
- Your listing agent prepares real-time seller net sheets to evaluate offers and manage negotiations.
- The title or escrow company issues the formal ALTA settlement statement close to your closing date with exact fees and payoffs.
- Your CPA or attorney advises on capital gains, exclusions, and after-tax planning.
Next steps
If you are planning to sell in Bellaire within the next 6 to 12 months, start by gathering your payoff information, confirming tax status, and discussing your ideal timing. A short consultation will help you set expectations and avoid surprises at the closing table.
If you want a private, detailed net sheet and a strategy to maximize your proceeds, Work with Hedley Karpas. We will prepare your numbers, coordinate vendors, and manage your sale with a steady, concierge approach.
FAQs
Who pays for the owner’s title policy in Texas?
- Customarily the seller pays for the owner’s title insurance policy in Texas, but it is negotiable and depends on your contract.
Are there real estate transfer taxes in Texas?
- Texas does not impose a state real estate transfer tax, though county recording fees and small administrative charges may apply.
How are property taxes prorated at closing in Bellaire?
- Taxes are prorated based on the closing date using the latest levy; you pay your share up to the day of closing, and the title company handles the calculation.
Do Bellaire sellers need to provide a survey?
- You can provide a recent existing survey for buyer approval, or the parties can negotiate who pays for a new one if required by the buyer or lender.
What is an HOA estoppel and who pays for it?
- An HOA estoppel confirms dues and assessments; sellers commonly order and pay for it, but this can be negotiated between the parties.
Are sellers required to make repairs after inspection?
- No, repairs are negotiated; you may agree to complete repairs or provide a credit to the buyer at closing.
Do I have to disclose flood history when selling in Bellaire?
- Texas requires sellers to complete state disclosure forms that include property condition details; flood history and related items are part of those disclosures when applicable.
When should I request my mortgage payoff statement?
- Request it early in the listing process and again once you have an accepted offer, since payoff amounts change daily with per-diem interest.
Are there unique local taxes or assessments in Bellaire?
- Bellaire properties can be subject to municipal and special district taxes recorded by Harris County; check for any pending assessments that could be collected at closing.
