“What Will I Actually Walk Away With?” — A Straight Answer for Overland Park Sellers

By Bryan Bechler, Compass Realty Group | Johnson County & Kansas City since 1993

Overland Park sellers ask me this more than any other question, so here is the straight answer.

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.

A quick net proceeds example for Overland Park sellers

Every sale is different, so the best number is one built on your actual mortgage payoff, your likely sale price, and the terms of a real offer. Ask for a seller net sheet before you list and again when offers arrive.

Overland Park sellers are often surprised by two items: prorated property taxes, which in Kansas are paid in arrears, and concessions negotiated after the inspection. Planning for both up front keeps your final number from shrinking at the closing table.

How can Overland Park sellers net more?

Price accurately from day one, handle obvious repairs before listing, and compare offers on net terms rather than price alone. Those three steps usually matter more than any single fee.

When should Overland Park sellers get a net sheet?

Twice: once before listing, to set expectations, and again with each offer. Overland Park sellers who compare offers on net proceeds make clearer decisions, especially when one offer has a higher price but asks for more concessions.

Related reading: What does a seller pay at closing in Kansas City? · What a residential resale specialist does in Overland Park

Source: Consumer Financial Protection Bureau

Questions about your own situation? Call or text Bryan Bechler, Compass Realty Group, at 816-547-0893.