Are you trying to figure out what you’ll actually take home when you sell your Kingsland lake house? You’re not alone. Between commissions, title fees, taxes, and lake-specific repairs, the final number can feel murky. This guide breaks down each cost that typically shows up in Llano County, plus a simple worksheet and example you can use to estimate your net proceeds with confidence. Let’s dive in.
What “net proceeds” means
Net proceeds is the cash you receive after every sale-related cost is paid. In simple terms:
Sale price − (seller-paid closing costs + loan payoffs + prorations + repairs and prep + credits/concessions + any applicable federal taxes) = your net.
Many items are negotiable. Who pays certain fees often follows local custom in Texas, so plan your estimate, then confirm details once you are under contract.
Seller costs common in Llano County
Commission
In many Texas sales the seller pays a total commission that covers both listing and buyer representation. The exact amount is always negotiated. Many markets commonly use a total of about 5 to 6 percent, and rates can vary by property and market conditions.
Title insurance and closing fees
Texas regulates title insurance rates, and title companies handle closing. In many transactions the seller pays for the owner’s title policy, though this is negotiable. Title companies also charge escrow, title search, wire, and courier fees. Ask a local title company for current estimates tied to your price.
County recording and filing
Llano County charges recording fees for documents such as the deed. These are typically modest but vary by document. Your title company will itemize them on the settlement statement.
Property tax proration
Texas property taxes are billed annually and prorated between buyer and seller based on the closing date and exemptions. Your share is credited or charged at closing depending on timing and what has been paid for the year.
HOA or POA costs
If your property is in an association, expect a resale certificate or estoppel fee, possible transfer fees, and proration of dues. Check your community’s specific rules, especially for waterfront items like docks or shared amenities.
Survey and boundary items
If there is not a recent acceptable survey, one may be required. Who pays for a new survey is negotiable in the contract. Waterfront lots may need careful attention to shoreline lines and easements.
Other closing line items
Plan for mortgage or HELOC payoff statements, any lien or judgment payoffs, possible broker admin fees, overnight and wire fees, and utility or special district adjustments.
Lake-specific prep and marketing
Staging and photography
Professional staging and high-quality photography help lake homes shine. Drone imagery can be especially valuable to show cove position, open-water access, and dock layout. Budget for a strong presentation and get local quotes.
Repairs buyers often request
Common items include dock, lift, and shoreline repairs, plus typical home systems like roof, HVAC, plumbing, and electrical. Wood-destroying insect inspections are common in Texas and can lead to repair requests.
Septic systems and wells
Many Kingsland-area homes rely on a septic system and private well. Buyers often request inspections. Finding and addressing issues before listing can prevent delays or last-minute concessions.
Survey, easements, and riparian details
On lake properties, the exact shoreline, access, and any encroachments can matter. If there is uncertainty, consider addressing it early so buyers are not surprised.
Flood and environmental considerations
Determine whether the home lies in a FEMA flood zone and gather any elevation data you may have. Buyers factor flood risk into their decisions, which can affect offers and timing.
Marketing to the right audience
Lakefront listings often attract in-area and out-of-area buyers. Strong MLS distribution, targeted digital reach, open houses where appropriate, signage, and qualified agent follow-up all support a better outcome.
Timing and taxes that affect your net
Typical timeline to close
Contract-to-close commonly runs about 30 to 45 days for conventional loans in Texas. It can take longer with certain financing types or complex properties. Seasonal demand on the Highland Lakes often rises in spring and summer, which can influence pricing and days on market.
Property tax timing
Your share of the current year’s taxes is prorated through the closing date. If prior-year taxes are unpaid, the settlement will account for that as well. Keep your latest statement handy when building your estimate.
Federal capital gains overview
Texas has no state income tax. Federal rules still apply. If the property is your primary residence and you meet the ownership and use tests, you may be able to exclude part of the gain. Investment properties have different rules, including depreciation recapture. Speak with a qualified tax professional for specifics.
Disclosures and HOA resale items
Texas uses standardized forms and has clear timelines for HOA resale documents. Your agent and title company will help you meet these requirements and incorporate any fees into your net estimate.
Build your net proceeds worksheet
Gather these items first
- Expected sale price range
- Current mortgage and HELOC payoff quotes, including good-through dates
- Most recent property tax bill and exemptions
- HOA contact, current dues, and any assessments
- Any other liens or judgments to be cleared
- Estimated commission percentage you plan to offer
- Title and closing fee estimates from a local title company
- Pre-listing prep estimates for staging, photos, inspections, repairs, and possible survey
Worksheet line items to use
- Anticipated sale price
- Less: Real estate commissions (sale price × negotiated percent)
- Less: Title insurance and closing fees (estimate)
- Less: Recording and county charges (estimate)
- Less: Loan payoffs and any liens
- Less: Prorated property taxes through closing
- Less: HOA transfer, resale certificate, and prorated dues
- Less: Seller repairs or agreed credits
- Less: Pre-sale costs (staging, photography, inspections, survey)
- Less: Miscellaneous (wire, courier, admin, attorney if used)
- Subtotal: Cash to seller before federal taxes
- Less: Estimated federal capital gains tax if applicable
- Estimated net proceeds to seller
A hypothetical example
Here is a labeled example to show how the math works. Suppose your lake home sells for $500,000. You negotiate a 6 percent total commission. Assume title and closing fees are $2,000, your mortgage payoff is $200,000, estimated tax and HOA prorations total $3,000, and you spend $7,000 on prep and minor repairs.
- Sale price: $500,000
- Commissions (6 percent): −$30,000
- Title and closing: −$2,000
- Loan payoff: −$200,000
- Taxes and HOA prorations: −$3,000
- Prep and repairs: −$7,000
- Estimated cash before federal taxes: $258,000
Your own numbers, custom negotiations, and timing will change the outcome. Even a small change in price or commission can move your net by thousands.
Sensitivity tips for better planning
- A 1 percent change in sale price on a $750,000 home equals $7,500.
- Shifting who pays for the owner’s title policy is a negotiable item that can move your net meaningfully.
- Agreeing to a survey, buyer closing credits, or larger repair concessions can change your net more than expected.
- Securing accurate payoff quotes close to closing prevents last-minute changes to your proceeds.
Avoid common lake-home surprises
- Septic or well issues discovered late can force expensive repairs or delays. Consider pre-listing inspections.
- Dock, lift, or shoreline disputes and permits can stall a deal. Gather records upfront.
- Flood zone determinations and elevation information matter to buyers. Know your status early.
- Missing or outdated surveys can slow title clearance. Locate your existing survey and T-47 affidavit if available.
Local steps to get an accurate net sheet
- Ask a Kingsland-experienced agent for a data-driven net sheet tailored to your price and timeline.
- Request written estimates from a Llano County title company based on your expected sale price.
- Pull your latest Llano County tax statement and confirm exemptions.
- Contact your HOA for resale certificate, transfer fees, and any assessments.
- Order current payoff statements from your lenders with good-through dates that align with the target closing.
Ready to run the numbers?
If you want a precise, no-surprises estimate for your Kingsland lake home, we’re here to help. We will review your goals, pull local comps, coordinate quotes with title, and build a custom net sheet so you can plan with confidence. Start the conversation with McAlister Realty.
FAQs
How are property taxes prorated when selling in Llano County?
- Taxes are prorated based on the closing date and billed annually, so you pay your share for the portion of the year you owned the home, with the adjustment shown on your closing statement.
Who usually pays the owner’s title policy in Kingsland, Texas?
- In many Texas transactions the seller pays for the owner’s title policy, but this is negotiable and ultimately set by the contract and local custom.
Do I need a new survey to sell a Lake LBJ waterfront home?
- Not always; if a recent acceptable survey exists, it may be used, but buyers or title may require a new one and responsibility for payment is negotiable in the contract.
What pre-sale prep delivers the most impact for lake homes?
- Strong listing presentation is key, including professional photos with possible drone footage, plus addressing obvious dock, lift, and system repairs that could derail buyer confidence.
How long does it take to close after accepting an offer in Texas?
- Conventional financing often runs 30 to 45 days from contract to close, though timeline can vary with loan type, property complexity, and agreed terms.
How does a 1 percent price change affect my net on a $750,000 sale?
- As a simple example, 1 percent of $750,000 is $7,500, so a small shift in price or commission can change your net proceeds by several thousand dollars.
