Home Sellers Calculator

Colorado sellers typically pay 7-10% of the sale price in total costs. This includes agent commissions (5-6% split between listing and buyer agents), owner's title insurance (0.5-1.0%), the documentary fee ($0.01 per $100 of sale price), prorated property taxes, and any negotiated buyer credits or concessions. On a $625,000 Denver home, expect $44,000-$62,000 in total seller costs. Staging, repairs, and pre-listing preparation can add another $3,000-$10,000 depending on the home's condition.

If you have lived in and owned your home for at least 2 of the last 5 years, you qualify for the capital gains exclusion: $250,000 for single filers and $500,000 for married couples filing jointly. This means most Colorado homeowners pay zero capital gains tax when selling their primary residence. However, if your home has appreciated significantly or you have owned it for many years, gains above the exemption threshold are taxed at 15-20% depending on your income bracket. Investment properties and homes owned less than 2 years do not qualify for this exclusion.

Yes. A Home Equity Line of Credit (HELOC) lets you borrow against your home equity without selling. Most lenders allow up to 85% combined loan-to-value (CLTV), meaning if your home is worth $625,000 and you owe $350,000, you could access up to approximately $181,000 through a HELOC. The advantages over selling include zero commissions, minimal closing costs ($0-$500 through many lenders), you keep your existing mortgage rate, and you keep the home and its future appreciation. CO Home Equity offers HELOCs that close in as few as 5 days.

Net proceeds represent what you actually walk away with after all costs are deducted from the sale price. Profit, or capital gain, is specifically the difference between what you paid for the home (plus qualifying improvements) and what you sold it for. Net proceeds are always lower than profit because they include transaction costs like commissions, closing costs, staging, and repairs that are not part of the profit calculation. For tax purposes, capital gains are what matter. For financial planning, net proceeds are what matter.

It depends on why you want to access your equity. If you need to relocate, downsize, or want a completely different home, selling is the right path. If you need cash for renovations, debt consolidation, college tuition, or a major expense but love your home and your mortgage rate, a HELOC is almost always the better financial move. Selling a $625,000 home costs $44,000-$62,000 in commissions and closing costs. A HELOC costs $0-$500 in closing costs and lets you keep the home, the rate, and the future appreciation. CO Home Equity can run both scenarios with your actual numbers.