How Much Will You Net Selling Your San Diego Home in 2026?

How much will you net selling your San Diego home in 2026?

The number most San Diego sellers fixate on is the sale price. The number that actually matters is what lands in your bank account after escrow closes. On a $985,000 sale — close to San Diego’s current median — that gap between sale price and net proceeds typically runs $69,000 to $98,000. Here’s exactly where it goes.

By Dr. Kevin Shufford | June 4, 2026

San Diego’s median home price is hovering around $985,000 in 2026, with homes selling in about 26 to 34 days when priced correctly. The market has balanced out from the 2021–2022 frenzy, but well-prepared homes in desirable zip codes are still moving fast. If you’re thinking about selling — whether you’re staying in San Diego or planning a move — understanding your real net number is the only place to start.

The full cost breakdown: what comes out before you net a dollar

Let’s work through a real example on a $985,000 San Diego home sale.

Agent commissions. Post-NAR settlement, listing and buyer-side compensation are negotiated separately, but the practical reality in San Diego is that most sellers offer both. A listing-side commission of 2.5% to 3% plus a buyer’s agent offer of 2% to 2.5% totals $44,325 to $54,175 on a $985K sale. Declining to offer buyer’s agent compensation is your right — but it narrows your buyer pool in a market where the vast majority of buyers still work with agents.

Escrow fees. California uses escrow companies to handle the mechanics of closing. In San Diego County, escrow fees for the seller typically run $1,500 to $2,500 depending on the escrow company and transaction complexity. Budget $2,000 as a midpoint.

Title insurance. Sellers in California typically pay for the owner’s title insurance policy. On a $985K home, expect $4,500 to $5,500 — roughly 0.5% of the sale price.

California documentary transfer tax. California charges $1.10 per $1,000 of sale price at the county level. On your $985K sale, that’s $1,084 to the county. The City of San Diego does not currently layer on an additional city-level transfer tax. This is one of the costs that doesn’t exist in Arizona — there’s no equivalent state or county transfer tax in Phoenix metro transactions.

Natural Hazard Disclosure report. Required in California. Typically $150 to $250 through a disclosure provider.

Home warranty. Sellers frequently provide a one-year home warranty as a good-faith gesture to buyers. Budget $600 to $900.

Seller concessions and repair credits. In San Diego’s current balanced market, buyer inspection requests are real and concessions are common. Budget $5,000 to $15,000 depending on the age and condition of your home — newer, well-maintained properties trend toward the low end, older homes with deferred maintenance toward the high.

The net sheet: what a $985K San Diego sale actually looks like

Here’s the math on a typical transaction:

Sale price: $985,000
Agent commissions (4.5–5.5%): −$44,325 to −$54,175
Escrow fees: −$2,000
Title insurance: −$4,925
Transfer tax (county): −$1,084
Natural hazard disclosure: −$200
Home warranty: −$750
Repairs/concessions: −$5,000 to −$15,000
Total transaction costs: −$58,284 to −$78,134

Gross proceeds before mortgage payoff: $906,866 to $926,716

Then subtract your remaining mortgage balance to arrive at your actual cash-in-hand. If you owe $550,000 on the home, your net is roughly $357,000 to $377,000. If the home is paid off, you keep the full gross proceeds.

One note worth flagging: if you’ve owned the home fewer than two years, you may owe California capital gains tax on the proceeds above your cost basis. If you’ve owned for two or more years, the federal exclusion of $250,000 ($500,000 for married couples) applies, and California taxes gains above that at ordinary income rates. Talk to your CPA before closing if this is your situation.

What affects your number the most

Three variables move the needle most: commission structure, concession requests, and how well you price the home out of the gate.

On commissions, a seller who negotiates a 2.5% listing fee and offers 2% buyer-side saves $9,850 compared to a 3% / 2.5% structure — real money on a $985K sale. But the agent who negotiates a higher final sale price often more than covers that difference, so fee structure alone isn’t the right metric.

On concessions, the single most effective strategy is a pre-listing inspection. A $400 to $600 inspection before you list lets you address issues on your terms — at contractor pricing — rather than issuing a credit at top-dollar during buyer negotiations. Sellers who skip this step commonly give back $10,000 to $25,000 in credits that a $1,500 repair would have prevented.

On pricing, San Diego’s 2026 market punishes overpricing the same way every market does: extended days on market, price reductions, and buyers who assume something is wrong with the home. Homes that price accurately out of the gate and generate first-weekend offers consistently net more than homes that chase the market down from an aspirational starting point.

If you’re weighing whether now is the right time to sell, the timing question is a separate calculation from the net sheet — see the 2026 San Diego market timing guide for a data-driven answer.

And if your plan is to take San Diego proceeds and buy in Scottsdale or Phoenix, the math on what your net buys you changes significantly — here’s the full cost-of-living comparison between San Diego and Phoenix in 2026.

Every net sheet is specific to your home, your situation, and your timing. Commission structure, your current loan balance, property condition, and market conditions at the time you list all affect the final number. If you want a personalized seller net sheet built around your actual property, schedule a consultation and I’ll run the numbers for you before you make any decisions.

Frequently Asked Questions

How much does it cost to sell a house in San Diego in 2026?
Total selling costs in San Diego typically run 7% to 10% of the sale price when you include agent commissions, escrow fees, title insurance, California documentary transfer tax, and seller concessions. On a $985,000 home, expect to pay $58,000 to $78,000 in total transaction costs before subtracting your mortgage payoff.

What is the California documentary transfer tax on a home sale?
California charges $1.10 per $1,000 of sale price at the county level. On a $985,000 San Diego sale, the county transfer tax is approximately $1,084. The City of San Diego does not currently charge a separate city-level transfer tax. This tax has no equivalent in Arizona — Phoenix metro sellers pay no state or county transfer tax.

What are typical agent commissions in San Diego after the NAR settlement?
Listing-side commissions in San Diego typically run 2.5% to 3%. Offering buyer’s agent compensation (2% to 2.5%) is optional but remains common practice. Total commission on a $985,000 home commonly runs $44,000 to $54,000 depending on structure negotiated.

How long does it take to sell a house in San Diego in 2026?
Well-priced homes in San Diego are selling in 26 to 34 days in early 2026. The market has normalized from the 2021–2022 pace, but well-prepared homes in strong neighborhoods still move quickly. Overpriced listings are sitting considerably longer.

What is the net sheet calculation for selling a San Diego home?
Start with your sale price, subtract total agent commissions, escrow fees, title insurance, California transfer tax, home warranty, natural hazard disclosure, and any repair credits or concessions. Then subtract your remaining mortgage balance. The result is your actual cash-in-hand at close. A licensed agent can build you a precise estimate before you list.

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About Dr. Kevin Shufford

Dr. Kevin Shufford holds a PhD in Communication and is a professor who teaches how to have healthy relationships — skills he brings directly to his real estate practice. As a licensed real estate agent and mortgage loan officer serving the Phoenix metro and Southern California markets, Kevin operates as The Property Professor under Real Broker and One Real Mortgage. He specializes in helping first-time buyers, move-up buyers, and higher-income professionals navigate the buying and lending process with confidence. Work with Kevin or call 480-725-4658.