What do sellers pay at closing in College Station, TX?

Sellers in College Station and Bryan typically pay between 8% and 10% of the sale price at closing. That includes real estate commissions (usually 5–6%), the owner’s title insurance policy (state-regulated, with rates reduced 6.2% in 2026), prorated property taxes for the portion of the year you owned the home, title company closing fees, and any buyer concessions you’ve agreed to. Texas has no real estate transfer tax, which eliminates a cost you’d face in many other states. On a $350,000 home in Brazos County, expect to net approximately $317,000–$321,000 after all seller-side costs — before paying off your mortgage balance.

By Jordan Kleckley | May 18, 2026

One of the first questions sellers ask me — usually before we even talk about list price — is: “How much will I actually walk away with?”

It’s the right question. And the answer isn’t as simple as sale price minus mortgage. There are several layers of costs that come out at the closing table, and if you’re budgeting around your Zestimate or the number a neighbor mentioned, you’re probably working with an incomplete picture.

Here’s the full breakdown of what sellers pay at closing in the Bryan/College Station market — including a few things that have changed in 2026.

The Biggest Line Item: Agent Commissions

Real estate commissions changed after the NAR settlement took effect in August 2024. Buyers are now responsible for negotiating their agent’s compensation separately — sellers no longer automatically pay both sides.

That said, many sellers in the BCS market still choose to offer buyer’s agent compensation as a way to attract more buyers and stay competitive, especially in the $275K–$450K range where inventory remains tighter. Whether and how much you offer is a strategic conversation to have before you list, not after.

Your listing agent’s fee is negotiated directly with you. The typical listing commission in Texas runs 2.5–3% of the sale price. If you also cover buyer’s agent compensation at 2.5–3%, total agent costs on a $350,000 home run roughly $19,250–$21,000.

That’s the largest single cost you’ll face. The rest are smaller — but they add up.

The Other Seller Closing Costs (Texas-Specific)

Owner’s Title Insurance Policy

In Texas, sellers customarily pay for the owner’s title insurance policy that protects the buyer against ownership disputes or hidden title issues. Texas title insurance rates are state-regulated — meaning they’re the same regardless of which title company you use.

Here’s the 2026 update most sellers don’t know: the Texas Department of Insurance approved a 6.2% rate reduction effective March 1, 2026. On a $350,000 home, the owner’s policy now runs approximately $1,850–$1,950, down from roughly $1,970–$2,080 last year. On a $500,000 home, expect closer to $2,400–$2,600 after the reduction.

Title Company and Closing Fees

Beyond the title policy itself, the title company charges for handling the closing — document preparation, escrow coordination, and the closing itself. In Brazos County, these fees typically run $800–$1,200, and they’re usually negotiable between buyer and seller depending on your contract terms.

Recording Fees

Recording fees for sellers in Texas are minimal — usually $25–$50. It’ll appear on your closing disclosure, but it’s not a budget item.

Prorated Property Taxes

This is the one that surprises most sellers in the BCS market.

Texas property taxes are paid in arrears. At closing, you’ll pay taxes for the portion of the year you owned the home — calculated through your closing date. In Brazos County, combined tax rates (city, county, and school district) typically run 2.0–2.5% of assessed value depending on your exact location in Bryan or College Station.

On a $350,000 home, that’s roughly $7,000–$8,750 per year. Close in May — about five months into the tax year — and you’d owe approximately $2,900–$3,650 in prorated taxes at closing.

Sellers often underestimate this line item. Getting it right upfront means no surprises when the closing disclosure lands.

No Transfer Tax — One Advantage Texas Gives You

Texas does not have a real estate transfer tax. Many states charge 0.5–2% of the sale price just to transfer title. In Texas, you don’t pay that — it’s a meaningful savings when you’re already running 8–10% in total closing costs.

Buyer Concessions: The Variable Cost

The market has shifted since the peak of 2021–2022. In College Station, nearly 8 out of 10 homes sold below list price in 2025. Inventory is up about 50% from where it was. Buyers have more leverage than they’ve had in years, and they’re using it.

Buyer concessions — where the seller agrees to contribute toward the buyer’s closing costs — averaged about 2% of the sale price across Texas in recent transactions. On a $350,000 home, that’s $7,000 coming off your net.

Not every sale requires concessions. Bryan’s inventory in the $275K–$450K range remains tighter, so sellers there retain more leverage. But if your home is in the upper price ranges in College Station, or if it needs updates, concession requests are common and should factor into your expectations.

Other optional but common seller costs:

• Home warranty (typically $500–$700)
• Repairs negotiated after the inspection period
• HOA transfer fees, if your property has an HOA

What You’ll Actually Net: A Real-World Estimate

Here’s what a typical closing looks like on a $350,000 home in Brazos County, closing in May 2026:

Cost Item	Estimated Amount
Listing agent commission (3%)	$10,500
Buyer’s agent compensation (2.5%)	$8,750
Owner’s title insurance (state-regulated, 2026 rate)	$1,900
Title company / closing fees	$1,000
Prorated property taxes (closing in May)	$3,200
Recording fees	$30
Buyer concessions (1–2%, estimate)	$3,500–$7,000
Total seller costs	$28,880–$32,380
Estimated net before mortgage payoff	$317,620–$321,120

Your actual net then subtracts whatever mortgage balance remains. If you paid down your loan significantly or own free and clear, your proceeds can be substantial.

This is why I always run a personalized net sheet before we discuss list price. Two homes with the same sale price can have very different net outcomes depending on tax timing, commission structure, and what you negotiate on concessions. Knowing your number upfront lets us make smarter decisions about timing, pricing, and what offers are worth accepting.

If you bought near Texas A&M as an investment property or to house your Aggie student and are now thinking about selling, that math can look quite different — especially if you’ve built significant equity over the years. We covered the buy-vs-rent calculation for Aggie parents in detail here — the equity story at resale is one of the strongest arguments for buying near campus in the first place.

Frequently Asked Questions

Does the seller pay the buyer’s agent commission in Texas?

Since the NAR settlement took effect in August 2024, sellers are no longer required to pay the buyer’s agent’s commission. Buyers now negotiate their agent’s compensation directly. That said, many sellers in the Bryan/College Station market still offer buyer agent compensation as a competitive strategy, particularly in slower price ranges. Your listing agent can help you decide what makes sense for your specific home and price point.

How much is the owner’s title insurance policy for a seller in Texas?

Texas title insurance rates are regulated by the state and are the same regardless of which title company you choose. As of March 1, 2026, rates dropped 6.2%. On a $300,000 sale, expect roughly $1,650–$1,750. On a $500,000 sale, closer to $2,400–$2,600. Your title company will provide the exact amount on your closing disclosure.

Do Texas sellers pay transfer tax?

No. Texas does not have a real estate transfer tax. This is one area where Texas is more seller-friendly than many other states — you won’t see that line item on your closing disclosure.

How are property taxes handled at closing in Texas?

Texas property taxes are paid in arrears, meaning you pay at the end of the year for the time you owned the property. At closing, you’ll pay a prorated portion of the year’s taxes through your closing date. In Brazos County, combined tax rates typically run 2.0–2.5%, so the exact amount depends on your home’s assessed value and what time of year you close.

Can I get a seller’s net sheet before I list my home in College Station?

Yes — and you should. A seller’s net sheet is a detailed estimate of what you’ll walk away with after commissions, fees, taxes, and any concessions. I prepare one for every seller before we talk about list price. Schedule a free consultation here and I’ll run the numbers with you before you commit to anything.

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Selling your home in Bryan or College Station doesn’t have to feel like guesswork. The costs are predictable once you know what to look for — and in 2026, some of them are actually lower than they were a year ago.

If you want to know exactly what you’d net on your specific home, I’d love to sit down and work through it with you. Schedule a free consultation here, and we’ll build your seller net sheet together before you make any decisions.

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About Jordan Kleckley
For Jordan, real estate isn’t just a career, it’s a calling. What began as a passion project in 2011 has grown into a thriving business built on strategy, care, and results. With over a decade of firsthand experience — including six moves, three home renovations, and one ground-up build — she brings more than guidance to the table. She brings perspective.

A proud Texas A&M graduate with a background in accounting and finance, Jordan spent the early part of her career at ExxonMobil, Deloitte & Touche, and PwC. That foundation in market analysis, negotiations, and data-driven decision making is what sets her apart, and what makes her a powerful advocate for buyers, sellers, and investors alike.

As the founder of Brick + Parcel Real Estate Group, Jordan is known for her calm leadership, deep local knowledge, and ability to turn complex decisions into confident ones. Whether she’s advising first-time buyers, luxury sellers, or Aggie parents investing in their student’s future, she delivers a highly personalized experience — one built on trust, insight, and long-term success.

And at the end of the day? She’s also raising three boys on a bit of land with pigs, a garden, and a lot of love — proof that home really is where your story begins.