How much money will you actually put in your pocket after you sell your Bedford home? It is one of the most important questions to answer before you list, because your net proceeds shape your timing, budgeting, and next purchase. You want a clear, no-surprises estimate that reflects real local costs. This guide breaks down every line item, shows you how Bedford closings typically work, and gives you a simple worksheet you can use today. Let’s dive in.
Net proceeds vs. equity
Net proceeds are the money you receive from the sale after subtracting every cost tied to selling and closing. That includes commissions, closing and title fees, mortgage payoffs, prorations, repairs or credits, and any taxes owed on the sale.
Equity is different. Equity is your home’s market value minus what you owe on mortgages and other liens. Your net proceeds start with your equity, then subtract the costs of selling.
Sellers in New Hampshire usually receive funds at or shortly after settlement once the closing agent has cleared the money. Ask your closing attorney or title company about same-day wires and timing.
Cost categories that reduce your net
Real estate commissions
Commissions are commonly the largest single closing expense. The combined commission in many U.S. sales is often in the 5 to 6 percent range of the final sale price. In Bedford, the total and structure can vary, so confirm your specific rate and services when you sign the listing agreement.
Title, escrow, and closing fees
Closing costs typically include the title search, title insurance, settlement fee, notary and wire fees, and recording. Combined, these items often total roughly 0.5 to 1.5 percent of the sale price in many markets. Some charges are flat fees, and recording costs follow the Hillsborough County Registry schedule, so ask your closing provider for a local estimate.
Transfer taxes and municipal items
Many states charge a transfer or conveyance tax on real estate sales. Confirm with the New Hampshire Department of Revenue Administration and your closing attorney whether a state or county transfer tax applies to your sale and who customarily pays it in Bedford. Also ask the Town of Bedford to verify any unpaid municipal charges such as water, sewer, or special assessments.
Mortgage payoffs and lien releases
You must pay off all recorded liens at closing. That includes your first mortgage, any HELOC or second loans, and any recorded judgments or tax liens. Your lender will provide a payoff quote that includes the principal and per-diem interest through the expected closing date, plus any release or reconveyance fees.
Prorations and recurring items
Property taxes, HOA dues, condo fees, and certain utilities are typically prorated to the day of closing. Depending on billing timing, you may receive a credit or owe a debit. Ask your closing agent how Bedford proration is handled so you can budget correctly.
Inspection, repairs, and concessions
After buyer inspections, you may agree to complete repairs or provide a credit at closing. Small cosmetic fixes can run a few hundred to a few thousand dollars. Larger items such as roofing, HVAC, or structural work can reach five figures, so plan a buffer and get quotes early if you suspect issues.
Pre-list prep and staging
Simple prep such as cleaning, paint, and landscaping can be a few hundred to a couple thousand dollars. Professional staging varies by home size and duration and often runs into the low thousands. A well-presented home can shorten time on market and improve offers, but weigh the cost against your expected price.
Home warranty and buyer incentives
Sellers sometimes offer a home warranty to boost buyer confidence. Coverage commonly ranges from a few hundred dollars depending on the plan. Buyer closing-cost credits or rate buydowns are negotiable and reduce your proceeds dollar for dollar.
Moving and soft costs
Do not forget practical costs such as movers, storage, or short-term housing if your timelines do not align. These are not closing costs but they matter for your bottom line.
Taxes on the sale
Many primary-residence sellers qualify for a federal capital gains exclusion if they meet the ownership and use tests. Single filers can exclude up to 250,000 dollars of gain and married filing jointly up to 500,000 dollars under IRS rules. Talk with a CPA about your eligibility and any state-specific questions.
How market conditions change your net
- Sale price vs. list price: Every 1 percent change in price directly changes your proceeds. Strong demand can bring at- or above-list offers. Slower conditions may require reductions or credits.
- Time on market: Longer marketing increases carrying costs and can put pressure on negotiations. Pricing well and presenting the home helps control days on market.
- Concessions and credits: Repair credits, buyer closing-cost help, or price reductions lower your net dollar for dollar.
- Appraisal results: If a financed buyer’s appraisal comes in low, you may renegotiate price or terms to close. That will affect proceeds.
- Prep investments: Targeted prep can lift offers, but results vary. Use comparable sales and agent guidance to decide what to do before listing.
A simple worksheet to estimate your net
Use the steps below. Replace the placeholders with your actual Bedford numbers.
- Start with expected sale price
- Base this on a local market analysis and recent comparable sales. Avoid guessing.
- Subtract real estate commissions
- Example: sale price multiplied by your agreed percentage.
- Subtract mortgage payoffs and lien releases
- Use written payoff quotes from each lender. Include per-diem interest to your target closing date.
- Subtract closing, title, and recording fees, plus any transfer tax
- Ask your closing attorney or title company for a seller estimate and confirm Hillsborough County recording charges.
- Subtract prorations and seller-paid items
- Property taxes, HOA dues, utility adjustments, and any buyer credits you agree to provide.
- Subtract repairs, inspection items, staging, and prep
- Include what you have already spent and what you expect after inspections.
- Subtract moving and soft costs
- Movers, storage, short-term housing, and overlap mortgage or rent if you buy before you sell.
- Consider potential taxes
- Apply the federal exclusion rules if you qualify and consult your tax advisor for your situation.
- Result: Net proceeds
- This is your estimated check at or after closing.
Illustrative example only
Replace these numbers with your Bedford-specific figures.
- Expected sale price: 500,000 dollars
- Commission at 5.5 percent: 27,500 dollars
- Mortgage payoff: 200,000 dollars
- Closing, title, and recording: 2,500 dollars
- Prorations and buyer credits: 1,500 dollars
- Repairs, prep, and staging: 4,000 dollars
- Moving and soft costs: 3,000 dollars
- Estimated federal capital gains tax: 0 dollars if you qualify for the exclusion
Estimated net proceeds: 500,000 minus 27,500 minus 200,000 minus 2,500 minus 1,500 minus 4,000 minus 3,000 equals 261,500 dollars.
Where Bedford sellers get exact numbers
- Local market price: Request a comparative market analysis with a detailed pricing strategy and ask for a written breakdown of commission and services.
- Lender payoff: Contact your mortgage servicer for written payoff quotes for every loan. Ask about any prepayment penalty and the payoff quote expiration date.
- Closing and title fees: Ask a New Hampshire closing attorney or title company for a seller net sheet that reflects Hillsborough County recording fees and title insurance rates.
- Town of Bedford: Confirm property tax billing schedules, any unpaid water or sewer charges, and how prorations are handled.
- Hillsborough County Registry of Deeds: Verify current recording fees and deed requirements so you know what to budget.
- Transfer tax guidance: Check with the New Hampshire Department of Revenue Administration and your closing provider to confirm whether a transfer tax applies and who pays it.
- Tax planning: Speak with a CPA about capital gains exclusion eligibility and documentation you should keep for your records.
Practical tips to protect your bottom line
- Get ahead of surprises. Order payoff quotes early and ask your closing provider to flag any liens that could delay closing.
- Price with purpose. Use current comparables and discuss likely buyer expectations so you minimize concessions.
- Prep for the market you have. Do targeted fixes that remove obvious objections. Skip low-ROI projects.
- Keep a cushion. Set aside a contingency for inspection discoveries or last-mile repairs.
- Align timelines. If you plan to buy and sell, work with your lender and agent on dates and options that reduce overlap costs.
Ready to plan your move?
You deserve a clear, confident plan for what you will walk away with. If you want a custom net sheet and a pricing strategy backed by local expertise and award-level results, the team at Christensen Group, Inc. is ready to help. We pair data-informed pricing with polished marketing to maximize your proceeds and simplify your sale.
FAQs
What does “net proceeds” mean when selling my Bedford home?
- It is your sale price minus every cost you pay to sell and close, including commissions, closing fees, mortgage payoffs, prorations, repairs or credits, and any taxes owed.
What is usually the largest cost for Bedford sellers?
- The combined real estate commission is typically the largest single expense, often in the 5 to 6 percent range, though your exact rate and structure can vary by listing.
Who pays closing costs in New Hampshire home sales?
- It depends on local custom and your contract. Sellers often pay commissions and some title or recording fees, while buyers typically cover lender fees. Your closing statement sets the final split.
How soon do I receive my money after closing in NH?
- Net proceeds are usually disbursed at or shortly after settlement once funds clear. Ask your closing attorney or title company about wire timing and any holding period.
Will I owe capital gains tax when I sell my Bedford house?
- Many primary-residence sellers qualify for a federal exclusion up to 250,000 dollars for single filers or 500,000 dollars for married filing jointly if they meet ownership and use tests. A CPA can confirm your eligibility.
Should I repair everything the buyer’s inspection finds?
- Not always. Weigh the cost of repairs against offering a credit or adjusting price. Use contractor quotes and your agent’s advice to decide what delivers the best net result.
