Home equity estimator.

When a property in an HOA community changes hands, the HOA typically charges one-time fees that are separate from monthly or quarterly dues. These commonly include: a capital improvement or capital reserve fee (often $250 to $2,000, used to fund the community's capital expense pool); a community enhancement or transfer fee (varies widely); and a resale disclosure package fee (usually $200 to $400, covers the cost of preparing the disclosure documents the buyer is legally entitled to review). Total HOA fees at sale commonly run $500 to $3,000 in Arizona. Request your HOA management company's current transfer-fee schedule before listing. Some HOAs also require a final assessment payment or settling of any open special assessments.

Most real estate brokerages charge a hard-dollar fee in addition to the commission percentage. The fee covers brokerage-side administrative costs like compliance review, document storage, transaction coordination, and E&O insurance. Real Broker, LLC charges $595. Other brokerages in Arizona run $295 to $895. The fee is typically disclosed in the listing agreement; whether it is negotiable depends on the brokerage's policy. Some brokerages bundle it into the commission percentage instead of charging it separately. The calculator separates it so you can model your specific brokerage's structure.

Your monthly statement shows the principal balance. The payoff includes principal plus interest accrued from your last payment through the projected closing date, plus any fees (recording, document prep, sometimes a payoff processing fee). Payoff is usually a few hundred to a few thousand dollars higher than statement balance. Always request an official payoff statement from your lender 10 to 14 days before closing.

Add both balances together in the mortgage payoff field. Both have to be paid off at closing for the buyer to receive clear title. If you have a HELOC with a zero balance but the line is still open, you will need to close it as part of the sale; your title company handles the paperwork.

Arizona is a "seller pays through day of closing" state for property tax. The seller credits the buyer for the portion of the tax year the seller owned the home. Mid-year closings produce roughly half a year of tax credit. End-of-year closings can produce nearly a full year of tax credit. The actual proration on your ALTA statement may use a 360-day year (banker's year) or 365-day year depending on title company practice; this calculator uses 365.

HOAs typically bill monthly or quarterly in advance, meaning the seller has paid for the current period before closing. The buyer credits the seller for the unused days of that period. The calculator estimates a monthly proration credit; if your HOA bills quarterly or annually, the actual credit will be larger.

The settlement, which took effect in August 2024 and continues to evolve in 2026, fundamentally changed how buyer-agent compensation is structured. Pre-settlement, sellers typically agreed to pay both their listing agent and the buyer's agent (commonly 6% total, split 3% / 3%). Post-settlement, the buyer's agent compensation is separately negotiated with the buyer, and any seller contribution is structured as an explicit concession in the offer. In practice, many buyers still ask sellers to cover their agent's compensation, so the total seller-paid commission can still resemble pre-settlement amounts. The calculator separates listing-side commission from buyer-agent concession so you can model both scenarios.

No. The calculator shows your net cash at closing before any tax on the sale. Whether you owe capital gains tax depends on facts the calculator does not capture, including your purchase price and cost basis, capital improvements made since purchase, how long you owned and lived in the home, your filing status, and your overall tax picture. For most primary-residence sales where the seller lived in the home 2+ years, the IRS Section 121 exclusion shelters the first $500,000 of gain (MFJ) or $250,000 (single). For service-member PCS sales where the 2-year residency is not met, IRC Section 121(d)(9) may extend the eligibility window for up to 10 years. Talk to a CPA familiar with military taxation before treating the net at closing as a take-home figure. James Sanson is a real estate agent, not a tax preparer.

This is called being underwater or having negative equity. The calculator will show a negative net, meaning you would need to bring money to closing to sell. Options include: bringing cash to close, requesting a short sale (where the lender agrees to accept less than the full payoff in lieu of foreclosure), a deed-in-lieu, or holding the property until values recover. Short sales are regulated under the FTC's MARS Rule and require specific disclosures. A heroSOLD agent with VA-loan short-sale experience can walk you through your specific options. Short sale help covers the basics.

The math is accurate to the formulas. The accuracy of the answer depends on the accuracy of the inputs. If your sale price estimate is off by $20,000, your net is off by roughly that minus commission and prorations on the difference. If your mortgage payoff is off by $3,000 because you used statement balance instead of the actual payoff figure, your net is off by $3,000. For decisions that matter, like whether to list or hold during a PCS, get a comparative market analysis from a heroSOLD agent and a payoff statement from your lender. Both are free and take about a week.

Arizona is a relatively low-closing-cost state for sellers. The biggest seller-side AZ costs are title insurance (which the seller typically pays in AZ, unlike many states), escrow fees, and recording fees. Pima and Cochise counties can run slightly higher. Some other states are dramatically higher: New York and New Jersey can run 2 to 4% with transfer taxes, Florida and Texas run closer to 1 to 1.5%. If you have a quote from a title company, use that figure instead of the default.

No, and the calculator does not. The buyer's earnest money sits in escrow and is applied to the buyer's side of the closing statement (reduces the buyer's cash to close), not the seller's. The seller's net is calculated independently of earnest money.

No. The calculator runs entirely in your browser. We do not send your numbers to a server, store them in cookies, or share them with third parties. Refreshing the page erases all inputs.