How much does it cost to sell a home in Southlake, Colleyville, or Keller?

Selling a home in Southlake, Colleyville, or Keller involves several distinct cost categories — title insurance, escrow and closing fees, prorated property taxes, HOA transfer fees, and broker compensation — that together can have a significant impact on what you actually walk away with. Because Texas is a non-disclosure state and these costs vary by price point, lender, and what you negotiate in the contract, the only way to know your true net is to run the numbers specific to your home with someone who knows this market.

What You're Actually Paying For: The Cost Categories Every Seller Needs to Know

Here's what I tell every seller who sits down with me before we list: the sticker price on your home and the check you deposit after closing are two very different numbers. Understanding the gap — and what's driving it — is the first step to making a smart decision about timing, pricing, and negotiation strategy.

In Texas, sellers typically encounter costs in a handful of distinct buckets. None of these are surprises if you know to look for them. Some are fixed by law or contract custom; others are entirely negotiable.

Title Insurance

Texas is one of the few states where title insurance rates are set by the Texas Department of Insurance — so the owner's title policy premium is a regulated rate, not something a title company can discount. In Texas, it's common for the seller to provide the owner's title policy as part of the transaction, though this is a negotiable term in the contract. Your closing officer can quote you the exact premium once you have a contract price; the Texas Department of Insurance publishes the rate schedule publicly.

Escrow and Closing Fees

The title company or attorney handling your closing charges a fee for their services — document preparation, escrow handling, disbursement. These fees vary by company and transaction complexity. On a higher-priced home in Southlake or Colleyville, the closing fee is typically higher than on a starter home, but it's a fixed-service fee rather than a percentage of the sale price. Ask for a fee sheet from your title company early — they'll give you one.

Prorated Property Taxes

This is the one that catches sellers off guard most often. Texas has no state income tax, but property taxes are among the highest in the country. When you sell, you'll owe taxes for the portion of the year you owned the home — even if the bill hasn't come due yet. In Tarrant County (which covers most of Keller and Colleyville) and Denton County (which covers parts of Southlake), your proration is calculated at closing based on the most recent assessed value and the applicable tax rate for your specific address. For high-value homes in these markets, the prorated tax credit to the buyer can be a meaningful line item on your closing disclosure.

The Tarrant Appraisal District and the Denton Central Appraisal District both publish current assessed values and tax rates for your property — worth checking before you list so there are no surprises at the closing table.

HOA Transfer and Resale Fees

If your home is in a community with a homeowners association — and most of the neighborhoods I work in, including Timarron, Carillon, Monticello, Shady Oaks, and Stone Lakes, do have one — expect transfer fees, resale certificate fees, and possibly a capital contribution or working capital fee at closing. These vary significantly by community. Some HOAs charge a flat fee; others charge a percentage of the sale price for capital contributions. The Texas Property Code requires sellers to provide a resale certificate to buyers, and the HOA can charge for producing it. Pull your HOA's fee schedule before you list — it belongs in your net-sheet conversation.

Broker Compensation

Broker fees are fully negotiable and are not set by law — there is no standard, typical, or customary rate. What you pay your listing agent is agreed in your listing agreement. Separately, any compensation offered to a buyer's agent is optional and negotiated independently; it is not automatically your obligation as a seller, and it is no longer shared or advertised on the MLS. These are two distinct conversations, and I walk every seller through both before we sign anything.

Mortgage Payoff

This isn't a closing cost per se, but it's the biggest number on your net sheet. Your mortgage payoff is the amount you owe your lender on the day of closing — including any accrued interest through that date and any prepayment penalties (rare on conventional loans, but worth confirming). Contact your lender for a payoff quote before you finalize your pricing strategy. A payoff quote is typically good for 30 days, and your lender will give you a per-diem figure if the closing date shifts.

Other Negotiable Costs

Depending on what you agree to in the contract, you may also be responsible for:

• Buyer concessions — if you agree to contribute toward the buyer's closing costs as part of the negotiation
• Home warranty — a one-year policy is sometimes offered by the seller as a goodwill gesture
• Repairs or credits — items surfaced during the option period inspection
• Survey — in Texas, an existing survey can often be used, but if a new one is required, the contract will specify who pays
• Recording fees — typically a minor line item, paid to Tarrant or Denton County for recording the deed

What the Market Looks Like in 2026 — and Why It Affects Your Net

Pricing strategy and net proceeds are inseparable. I've written about how luxury home prices in Southlake and Colleyville have been holding steady, and that context matters when you're calculating what you'll walk away with.

In 2026, the Southlake, Colleyville, and Keller markets remain competitive at the upper price tiers, but they're not the frenzied multiple-offer environment of 2021–2022. Buyers are more deliberate, inspection periods are being used fully, and concession requests are more common than they were two years ago. That means your negotiated costs — repairs, credits, buyer concessions — are a real variable in your net, not a hypothetical.

My position is straightforward: pricing a home to meet the market rather than test it is what gets it sold. Overpricing creates days on market, and days on market create buyer skepticism, which leads to lower offers and more concession requests. The seller who prices right from day one almost always nets more than the one who chases the market down over 60 days. If you're thinking about timing, I'd also encourage you to read my take on whether now is a good time to sell in Southlake — the answer depends on your specific situation, not a generic market headline.

How to Get to Your Real Net Number

The table above gives you the framework. But your actual net — the number that tells you whether selling makes financial sense right now — requires real inputs: your specific payoff balance, your HOA's fee schedule, the tax proration calculated to your actual closing date, and a pricing conversation grounded in what comparable homes in your neighborhood are actually selling for.

This is exactly the kind of conversation I have with sellers before we ever talk about a list price. Every situation is different, and the only way to know your real number is to run it with someone who knows Tarrant and Denton County closing costs, the specific HOA structures in communities like Timarron or Carillon, and what buyers in this price range are negotiating right now.

If you're weighing whether to sell now or wait, that calculation also belongs in this conversation. I've written about the sell-now-vs.-wait question for Southlake sellers — it's not a market-timing question as much as a personal-situation question, and the net-sheet math is a big part of it.

The Texas Real Estate Commission (TREC) regulates the transaction process and the forms used in Texas contracts — including how prorations, payoffs, and closing costs are handled in the standard One to Four Family Residential Contract. Understanding how those contract lines work is part of what I do before we negotiate a single term.

Knowing your costs before you list isn't just good planning — it's the difference between a pricing strategy that works and one that leaves money on the table. If you're thinking about selling a home in Southlake, Colleyville, or Keller in 2026, let's build your real net-sheet together before you make any decisions.

Schedule a no-obligation seller consultation with Amy →

This article is provided for general informational purposes only and does not constitute legal, tax, or financial advice. Transaction costs, tax obligations, and contract terms vary by situation — confirm your specific numbers with your attorney, tax advisor, lender, or escrow/closing officer. Amy Spock is a licensed real estate agent regulated by the Texas Real Estate Commission (TREC). Equal Housing Opportunity.