What does a Las Cruces seller net sheet include?

A complete Las Cruces seller net sheet includes: real estate commission (5-6%), owner's title insurance, escrow/closing fee, recording fees, prorated property tax, HOA transfer fees, mortgage payoff with interest through closing, and any negotiated buyer concessions.

Do sellers pay capital gains tax in Las Cruces?

Federal capital gains exemption is $250K (single) or $500K (married filing jointly) for primary residences owned and lived in 2 of last 5 years. New Mexico taxes any taxable capital gains as ordinary income (top rate 5.9%). Investment property and short-term flips do not qualify for the exemption.

Las Cruces Seller Net Sheet | How Much Will I Net?

Q: How much will I net selling my Las Cruces home?

On a typical Las Cruces home sale, sellers net 92% to 94% of sale price minus mortgage payoff. On a $325,000 sale with a $180,000 mortgage payoff and standard 5.5% commission, expect to net approximately $122,500 in cash to seller after all closing costs.

How to read your net sheet

What you'll actually walk away with

The "net to seller" line at the bottom is the wire amount that hits your bank account at closing. The math is simple: sale price minus all closing costs minus mortgage payoff minus any concessions or repair credits.

Tips to maximize your net

Negotiate commission, but don't gut it. Cutting from 5.5% to 5.0% saves $1,625 on a $325K sale. Cutting marketing budget to save 1% can cost you 5% in lower sale price. Math out the trade.
Pre-list inspections kill repair credits. Spending $475 on a pre-list inspection often saves $3K-$8K in negotiated repair credits.
Pro photos and drone are not optional. Listings with pro photography sell for 1.5-3% more on average. On a $325K sale that's $4,800-$9,750.
Time your closing to minimize tax proration. If your taxes are paid in arrears, closing late in the year minimizes what you owe at closing.
Watch the HOA estoppel/transfer fee. Some HOAs in Las Cruces charge $250-$600. Negotiate with buyer who pays.

FAQ

How much will I net selling my Las Cruces home?

On a typical Las Cruces sale, sellers net 92-94% of sale price minus their mortgage payoff. $325K sale with $180K payoff and standard 5.5% commission = roughly $122K-$125K cash to seller.

What does the seller pay at a Las Cruces closing?

Real estate commission (5-6%), owner's title insurance, escrow share, recording, prorated property tax, HOA transfer if applicable, mortgage payoff plus interest through closing, and any negotiated buyer credits.

Do I owe capital gains tax?

Federal exemption is $250K profit (single) or $500K (married filing jointly) on a primary residence owned and lived in 2 of the last 5 years. New Mexico taxes any taxable capital gains as ordinary income (top rate 5.9%). Talk to a CPA for your specific situation.

Can I negotiate the title insurance cost?

The premium itself is set by NM Insurance Division so it's not negotiable. Who pays for which policy is custom but is negotiable in the contract. NM custom: seller pays owner's policy, buyer pays lender's policy.

What if my mortgage payoff is more than my sale price?

That's a short sale situation. We can walk you through your options including bringing cash to closing, negotiating with the lender, or alternatives. Call us.