"How much will it actually cost me to sell?" is one of the first questions every seller asks, and the honest answer is that most sellers in Texas pay between roughly 6% and 10% of the sale price in total costs once everything is added up. The three big pieces are real estate commissions, seller closing costs, and any concessions you offer the buyer to get the deal done. On a home in the mid-$200,000s to low $300,000s, which is where most of the Brenham market sits in 2026, that typically means selling costs in the range of $18,000 to $30,000, depending on your commission, your title costs, and the terms of your contract.
My name is De Wayne Mortensen II. I am a REALTOR® with Better Homes and Gardens Real Estate Hometown, licensed in Texas (836279) and California (01749107), and I have helped sellers in Brenham and Washington County plan for the financial side of a sale for more than 20 years. Let me walk you through each cost, what the current market says about them, and where you have room to negotiate.
Video summary (about a minute)
The Big Picture: What Sellers Pay in Texas
There is no single fixed price for selling a home in Texas, and that is actually good news. Nearly every cost, starting with the commission, is negotiable. But it helps to know the typical ranges before you start:
Real estate commissions, roughly 5% to 6%. This is the largest line item. 2026 surveys of the Texas market put the average combined commission at about 5.6% to 5.9% of the sale price, commonly split between the listing agent and the buyer's agent. It is not set by law, by the MLS, or by any board. It is an agreement you negotiate before you list.
Seller closing costs, roughly 2% to 3% on top of the commission. This includes the owner's title insurance policy, title search and settlement services, recording fees, and prorated property taxes. Texas does not charge a real estate transfer tax, which keeps this category lower than in many other states.
Seller concessions, commonly 1% to 3%. In the current market, many sellers contribute to the buyer's closing costs, offer a repair credit after the inspection, or pay for a mortgage rate buydown. 2026 market data puts the average seller incentive around 2% of the home price.
Add repairs, staging, and preparation on top of that, and the 6% to 10% total is easy to reach. The good news is that most of these costs are within your control or negotiable, which is why it pays to understand them before you sign a listing agreement.
Commissions After the 2024 NAR Settlement
The rules around agent commissions changed in August 2024, and sellers in Brenham should understand how. Since the NAR practice change took effect on August 17, 2024, sellers are no longer required to offer buyer-agent compensation through the MLS as a condition of listing. How the buyer's agent is paid, and whether the seller contributes at all, is now negotiated directly between the parties and documented in the contract.
In practice, many sellers in Washington County still choose to offer a buyer-agent commission or a concession toward buyer closing costs, because it widens the pool of buyers and keeps the transaction moving. Typical splits run about 2.5% to 3% for the listing agent and a similar amount for the buyer's agent, which is where the 5.6% to 5.9% combined average comes from. But the number on your listing is a decision you make, not a fixed fee you are forced to pay.
If you would like the full background, here is a separate guide to how seller concessions and buyer-agent compensation work in Texas after the settlement. The short version: you have more control over these numbers than you probably realize, and any agent should be glad to show you their compensation in writing before you commit.
Seller Closing Costs in Washington County
Beyond the commission, sellers in Texas typically pay a set of closing costs at the closing table. Here is what those actually are:
Owner's title insurance policy. In Texas the seller usually pays for the buyer's owner's title policy, and the rates are state-regulated. On a $300,000 sale, that policy typically runs about $1,768, and a rate reduction from the Texas Department of Insurance took effect on March 1, 2026, lowering title insurance premiums by about 6.2%. Title companies also charge services such as the search, settlement, and escrow work, commonly a few hundred dollars.
Recording and documentation fees. Expect roughly $50 to $200 to record the deed and related documents with Washington County.
Prorated property taxes. You pay your share of the year's property tax up to the closing date, and the buyer reimburses you for the rest of the year at closing. On an average Brenham home that is usually a few hundred to a couple thousand dollars, depending on when in the year you close. You can read more about how property taxes work in Brenham in a separate guide.
HOA transfer fees, if applicable. Homes inside a subdivision with an HOA may have a transfer or resale certificate fee of about $200 to $500. Most acreage and rural Washington County properties have no HOA at all.
One important note for Washington County sellers: Texas has no state transfer tax, so you will not see the kind of transfer charges common in other states. Your title and escrow fees are paid once, at closing, and that is it.
Repairs, Preparation, and Staging
Preparation costs vary more than any other line item, because they depend on your home's condition. Some sellers spend nothing and list as-is; most spend somewhere between a few hundred dollars and a few thousand on targeted items such as fresh paint, landscaping, deep cleaning, and professional photography. Full renovations are rarely worth it before a sale, and I generally advise against them.
In the current market, where Brenham homes are spending a median of about 71 days on the market and buyers have plenty of options, presentation matters more than it did in a hot seller's market. A home that shows well sells faster, and a faster sale usually means fewer price reductions and fewer concessions. Think of preparation as an investment in your net proceeds, not an expense.
Seller Concessions in Today's Market
With mortgage rates still elevated in 2026, concessions have become one of the most effective tools a seller has. A seller contribution of 1% to 3% of the purchase price can be structured as closing cost assistance, a repair credit after the inspection, or a temporary rate buydown that lowers the buyer's monthly payment for the first year or two.
For example, on a $270,000 sale, a 2% concession is $5,400. That can be the difference between a buyer who can afford the house and one who moves on, and it often gets you to the closing table faster than a price reduction would, because it does not lower the home's apparent value in the market. Whether a concession makes sense for your home depends on your timing, your equity, and the offers you receive. It is a strategy, not an obligation.
A Real Dollar Example at the Brenham Median
Let me put the numbers on a home. Brenham's median sale price ran about $269,000 for the three months ending September 2026, essentially flat with a year earlier, so let us use a $270,000 sale:
Commission at 5.6%: about $15,100. This is the statewide average combined commission, and it is negotiable. Even a quarter-point difference changes your net by more than $650.
Owner's title policy and title services: roughly $1,700 to $2,300. The state-regulated policy premium on a sale this size comes in near $1,600 to $1,800, plus escrow and search services.
Prorated taxes, recording, and misc: roughly $500 to $2,000. This depends on when you close and what the county records show.
Seller concession: $2,700 to $8,100. That is the 1% to 3% range, depending on strategy.
Preparation and repairs: $0 to $5,000 or more. Entirely up to you and your home's condition.
Add it together and a typical seller on a $270,000 home in Brenham should plan on roughly $20,000 to $30,000 in total selling costs, or about 7% to 11% of the sale price, before thinking about their mortgage payoff. Homes in better condition, with fewer concessions and a competitive commission, can come in well below that.
Ways to Keep Selling Costs Down
You are not at the mercy of these numbers. Here is what I tell sellers who want to protect their net proceeds:
Negotiate the commission openly. It is negotiable, and a good agent will explain their value and their fee in writing. Compare what you are getting, not just the percentage.
Shop title services. The premium for the owner's title policy is state-regulated, but title companies compete on service fees and closing costs. Getting a quote from more than one reputable local title company is free and can save a few hundred dollars.
Price right from day one. In a market where homes sit for months, every week on the market costs you negotiating leverage. A realistic list price attracts serious buyers early, which usually means fewer price reductions and fewer concessions later.
Spend on what buyers see. Fresh paint, clean floors, tidy landscaping, and good photography move the needle. A full renovation usually does not pay for itself at closing.
Common Questions Sellers Ask About Costs
Do I have to pay the buyer's agent's commission?
No. Since the NAR practice change in August 2024, offering buyer-agent compensation is optional, and the amount is negotiated. Many sellers still choose to offer it because it attracts more buyers, but it is a decision you make with your agent, not a fee the system forces on you.
Is there a transfer tax when I sell in Texas?
No. Texas has no state real estate transfer tax, which makes selling here noticeably cheaper than in many other states. You will still pay title insurance, settlement, and recording costs, but there is no transfer tax line item at closing.
Are seller concessions worth it?
Often, yes, in the current market. A $5,000 concession on a $270,000 home can be the difference between a signed contract and a buyer who walks away, and it protects your asking price instead of undercutting it. The right amount depends on the offer, the buyer's financing, and your own timing and equity.
Is it cheaper to sell my home without an agent?
You avoid the commission, but you take on pricing, marketing, showings, negotiations, contracts, and liability yourself. In a balanced market where accurate pricing and strong marketing decide how fast a home sells, mistakes on any of those can cost more than the commission you saved. For sale by owner can work, but it is not automatically cheaper when you count time, risk, and the final number.
Can I deduct selling costs on my taxes?
Selling costs generally reduce your capital gain on a home sale rather than acting as a separate deduction, and there are specific rules for the $250,000 or $500,000 exclusion depending on your filing status. I recommend talking to a CPA or tax professional about your exact situation, and I am happy to provide the closing statement numbers they will need.
The Bottom Line
Selling a home in Brenham or Washington County in 2026 costs most sellers somewhere in the range of 6% to 10% of the sale price once commissions, closing costs, and concessions are counted, and that range is full of decisions you control. The commission is negotiable, title services are shoppable, and a well-priced, well-prepared home attracts offers that need fewer concessions. Understanding these numbers before you list is the single best way to protect your net proceeds.
If you are thinking about selling and want to know what your home would net in today's market, I would be glad to walk you through the numbers. With more than 20 years of experience helping sellers in Brenham and Washington County, including through the complicated transactions people worry about most, my job is to give you the information you need to make the decision that is best for you. We can start with an honest estimate of your home's value and what you would actually take home at closing.
