“What Will I Actually Walk Away With?” — A Straight Answer for Overland Park Sellers
By Bryan Bechler, Compass Realty Group | Kansas City & Florida since 1993
Most people think about the sale price. It’s the number on the sign. But it’s not the number that matters most. The number that matters is what actually lands in your bank account after everything’s said and done — your net proceeds. And the gap between your sale price and that final check surprises a lot of Overland Park sellers.
Start With the Sale Price, Then Subtract
With the median Overland Park sale price sitting in the mid-$400,000s in early 2026, let’s use a round $450,000 home. Here’s what typically comes out between the accepted offer and your closing check.
Your remaining mortgage balance
Usually the biggest single number — whatever you still owe gets paid off at closing.
Real estate commission
In Overland Park, total commission generally runs in the 5–6% range, and it’s negotiable. On a $450,000 sale that’s roughly $22,500–$27,000.
Title and closing costs
Sellers here typically pay somewhere around 1–2% of the sale price in other closing costs — title and escrow fees, document and recording charges.
Prorated property taxes and HOA dues
In Kansas, property taxes are paid in arrears, so at closing you’ll typically credit the buyer for the portion of the year you owned the home. In an HOA? Dues get prorated too.
Seller concessions and repairs
With buyers negotiating a bit more than they were a couple of years ago, it’s common to credit some of the buyer’s closing costs or handle a few inspection items.
The Good News: A Couple of Things You Won’t Pay
Kansas has no real estate transfer tax — and neither does the Missouri side of the metro. The state also ended its mortgage registration tax back in 2019.
Why a Real Net Sheet Beats a Rule of Thumb
You’ll see people online say “just assume 8–10% in costs.” Fine for a rough gut check. But your actual number depends on your exact mortgage payoff, your timing in the tax year, your HOA situation, and what you negotiate with your buyer. Two identical houses on the same street can net very different amounts.
Let’s Run Your Number
I’ll put together a free, personalized net sheet for your home — no obligation, no pressure to list. Call/text me at 816-547-0893 and tell me your address.
