HOW MUCH DO SELLERS NET FROM A HOME SALE IN BOISE, IDAHO?

Total selling costs in the Boise area typically run 7 to 10 percent of the sale price, covering real estate commissions, title and escrow fees, prorated property taxes, and pre-market preparation. On a $600,000 home, that's roughly $60,000 to $66,000 in costs before subtracting any remaining mortgage balance. Idaho sellers have one meaningful advantage over most other states: no real estate transfer tax. But Idaho is also a non-disclosure state, meaning sale prices are not public record, which makes an accurate, agent-generated net sheet the only reliable way to know what you'll actually walk away with.

By Carlie Seamons | July 23, 2026

The first question almost every seller asks me is some version of: "How much will I actually get?"

It's the right question to ask before you decide to list, and the honest answer is: it depends on your specific home, your price, and how you negotiate the deal. But the cost structure in Idaho is consistent enough that we can walk through a real breakdown and give you a number you can actually work from.

Here's what selling a home in Boise costs, line by line, and what that means for your net.

THE BIG PICTURE: EXPECT ABOUT 7 TO 10 PERCENT IN TOTAL COSTS

Most Boise sellers pay between 7 and 10 percent of their sale price in total selling costs. That figure includes real estate commissions, title and escrow fees, prorated property taxes, and what it costs to get the home ready for market. Your remaining mortgage balance comes out of proceeds on top of that.

On a $600,000 sale, 10 percent is $60,000. On a $750,000 sale, it's $75,000. That's real money, and it needs to factor into your decision before you sign a listing agreement.

Here's how those costs break down.

WHAT SELLERS PAY AT CLOSING IN BOISE

• Real estate commissions. This is your largest cost. The current average total commission in Boise runs around 5.71 percent of the sale price. Since the 2024 NAR settlement, how buyer's agent compensation works has shifted and every agent handles it differently. Before you list, make sure you understand your agent's approach and how it affects your net. My next post walks through exactly how I structure this to protect my sellers.
• Owner's title insurance. In Boise and Ada County, sellers customarily pay for the owner's title insurance policy. This runs approximately 0.41 percent of the sale price, or about $2,460 on a $600,000 home. It's negotiable but seller-paid is the local norm, and most buyers will expect it.

• Title and escrow fees. Idaho real estate transactions close through a title and escrow company, not an attorney. The escrow fee typically runs around $700 to $900, and Ada County title companies file at roughly $3.00 per $1,000 of the sale price under 2026 Idaho DOI filed rates. On a $600,000 home, that's approximately $1,800 in title fees plus the escrow charge.
  
  
• Prorated property taxes. You'll owe property taxes for the months you owned the home in the calendar year of the sale. Idaho's average property tax rate is 0.49 percent, which works out to about $2,940 annually on a $600,000 home, or roughly $245 per month. Depending on when you close, your proration could add or reduce your out-of-pocket at settlement.
  
  
• Recording fees. Minor cost, typically around $45.
  
  
• Pre-market preparation. Paint, carpet, landscaping, staging, professional photos. These vary widely by home condition, but the average Boise seller spends around $5,900 getting a home market-ready. Skipping prep usually costs more in price reductions and days on market than the prep itself costs.

WHAT IDAHO SELLERS DON'T PAY: THE TRANSFER TAX ADVANTAGE

Idaho has no real estate transfer tax. None.

This is worth pointing out because many sellers moving here from California, Nevada, Colorado, or Arizona are used to paying a transfer tax that adds 0.5 to 2 percent on top of everything else. In Idaho, that line item doesn't exist. On a $600,000 sale in California, a transfer tax could add $1,000 to $3,000 or more depending on the county. In Idaho, it's zero.

It's one of the quieter financial advantages of selling property in this state, and it's one I always make sure my clients are aware of when they're comparing their Idaho proceeds to a previous sale somewhere else.

THE NUMBER YOU ACTUALLY NEED: YOUR PERSONALIZED NET SHEET

The percentages above are accurate starting points, but they don't tell you your number. Your number depends on your specific sale price, your commission structure, whether you're offering any seller concessions to the buyer, your mortgage payoff, and exactly where your closing falls in the property tax calendar.

There's also this: Idaho is a non-disclosure state. Sale prices are not part of the public record here. You can't look up what your neighbor's home sold for on Zillow and know the actual closed price, because it's not published. What you see online is often the list price, or a Zestimate that has no access to real sold data.

This matters for pricing your home accurately. Sellers who rely on public data to set their list price are often working with incomplete information. Your agent's access to MLS closed sales is the only accurate source for what buyers are actually paying in your neighborhood right now.

A good net sheet takes all of this into account. It's a line-by-line projection specific to your home, your price range, and the current market, not a back-of-the-envelope percentage. Before you commit to any list price or accept any offer, you should have one in hand.

If you want me to run yours, I'm happy to do it at no cost and with no obligation to list. It's the right starting point for any seller trying to make a real decision. Reach out anytime at www.7throotrealestate.com.

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FREQUENTLY ASKED QUESTIONS

How much does it cost to sell a house in Boise, Idaho?

Total selling costs in Boise typically run 10 to 11 percent of the sale price when you include real estate commissions, title and escrow fees, prorated property taxes, and pre-market prep. On a $600,000 home, that's roughly $60,000 to $66,000 in costs before you subtract any remaining mortgage balance. Idaho has no real estate transfer tax, which saves sellers compared to many other states.

Does Idaho have a real estate transfer tax?

No. Idaho does not impose a real estate transfer tax on home sales. This is a meaningful advantage for sellers compared to states like California, Nevada, and Arizona, where transfer taxes can add thousands of dollars to closing costs. It's one of Idaho's quieter financial advantages for sellers.

Who pays title insurance when selling a home in Boise, Idaho?

In Boise and across Ada County, it is customary for the seller to pay for the owner's title insurance policy. Owner's title insurance typically costs around 0.41 percent of the sale price, which comes to roughly $2,460 on a $600,000 home. This is negotiable but seller-paid is the local norm.

How do I find out what homes are selling for in my Boise neighborhood?

Idaho is a non-disclosure state, which means sale prices are not part of the public record. You cannot look up what your neighbor's home actually sold for on a public website. To get accurate sold data for your neighborhood, you need a licensed real estate agent with MLS access. This is one of the most important reasons to work with a local agent before setting your list price.

What is a seller's net sheet in real estate?

A seller's net sheet is a line-by-line estimate of what you'll walk away with after all selling costs are subtracted from your expected sale price. It includes commissions, title and escrow fees, prorated taxes, any seller concessions, and your remaining mortgage payoff. A good net sheet is specific to your home, your neighborhood, and current market conditions, not a generic percentage estimate.

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About Carlie Seamons

Carlie Seamons is an Associate Broker with Boise Premier Real Estate and a seventh-generation Idahoan serving buyers and sellers across the Treasure Valley. She holds NAR's Pricing Strategy Advisor (PSA) designation and specializes in helping first-time homebuyers, upsizers, and downsizers navigate the market with confidence. Connect with Carlie at www.7throotrealestate.com.