On a $1,000,000 Cypress home, close to the current median, sellers typically walk away with $920,000 to $940,000 after commissions and closing costs. That gap surprises a lot of people. Understanding exactly where that 7 to 9% goes before you list is how you avoid going into escrow with wrong expectations.
By Austin Criss, REALTOR® | RE/MAX TIFFANY | June 17, 2026
One of the first questions I get from sellers is: “After everything, what do I actually keep?” It’s the right question to ask before you list, not after you’re already in escrow and staring at a closing statement you didn’t expect. Here’s exactly how I break it down for my Cypress sellers.
The Two Biggest Costs: Commissions
Commission is still the largest line item for most sellers. Following the 2024 NAR settlement, seller-paid buyer-agent compensation is no longer required through the MLS, but in practice, most competitive Orange County sellers still offer it to attract the broadest pool of buyers.
- Listing agent commission: typically 2.5 to 3% of the sale price. On a $1,000,000 sale: $25,000 to $30,000.
- Buyer-agent compensation (if offered): typically 2 to 2.5%. On a $1,000,000 sale: $20,000 to $25,000.
Whether you offer buyer-agent compensation, and how much, is now a negotiated decision you make with your listing agent before you go to market. I walk every seller through this conversation. In most Cypress price ranges, offering competitive compensation still makes strategic sense. A buyer whose agent expects to be paid will simply steer them toward homes that offer it.
Non-Commission Closing Costs
Beyond commissions, sellers in Orange County pay several additional closing costs. At a $1,000,000 sale price, these typically total $5,000 to $7,000:
- Escrow fee (seller’s share): approximately $2,500. In Orange County, escrow fees are split, each party pays their own portion, not one side covering both.
- Owner’s title insurance: approximately $1,800 to $2,200 on a $1M sale. This protects the buyer against title defects and is customarily paid by the seller in OC.
- Transfer tax: $1.10 per $1,000 of sale price. On a $1M sale: $1,100. California state only, no additional Orange County or Cypress city transfer tax.
- Natural Hazard Disclosure (NHD) report: $125 to $200. Required in California.
- Home warranty (if offered to buyer): $500 to $800, optional but common in OC.
A Simple Net Sheet at $1,000,000
- Sale price: $1,000,000
- Listing agent commission (2.5%): -$25,000
- Buyer-agent compensation (2.5%): -$25,000
- Escrow fee: -$2,500
- Owner’s title insurance: -$2,000
- Transfer tax: -$1,100
- NHD report: -$150
- Home warranty: -$600
- Estimated gross proceeds: approximately $943,650
This is before your remaining mortgage balance, any seller credits negotiated during escrow, and any pre-listing repairs or staging costs. Your actual net is your gross proceeds minus what you still owe on the home.
What Changes Your Number
- Mortgage payoff: if you owe $400,000, your net from a $1M sale is approximately $543,000, not $940,000.
- Seller credits: if you agree to cover $10,000 in buyer closing costs during negotiations, that comes straight off your proceeds.
- Pre-listing work: repairs, staging, and photography costs vary widely. Some sellers spend nothing; others invest $5,000 to $20,000 to maximize their sale price.
- Capital gains: most sellers qualify for the federal exclusion ($250,000 single / $500,000 married) if the home was their primary residence for at least two of the last five years. Gains above the exclusion are taxable. Talk to your CPA before you list.
I run a full seller net sheet for every client before we set a list price, because your net number should drive your pricing strategy, not the other way around.
Frequently Asked Questions
How much do sellers pay in closing costs in Cypress, CA?
Cypress sellers typically pay 7 to 9% of the sale price in total selling costs. On a $1,000,000 home, that includes listing agent commission (2.5 to 3%), buyer-agent compensation if offered (2 to 2.5%), escrow fees (approximately $2,500 for the seller’s share), title insurance, transfer tax, and any negotiated credits. Non-commission closing costs generally run $5,000 to $7,000.
What is the real estate commission rate in Cypress, CA in 2026?
Following the 2024 NAR settlement, seller-paid commissions are no longer mandated through the MLS. In practice, listing agent commissions in Cypress typically run 2.5 to 3%. Whether you offer buyer-agent compensation is now a negotiated decision. Many sellers still offer 2 to 2.5% to attract the broadest buyer pool.
How much will I net selling my Cypress home for $1,000,000?
On a $1,000,000 Cypress home with no mortgage, expect to net approximately $915,000 to $940,000 after a 3% listing commission, 2.5% buyer-agent compensation, and non-commission closing costs of roughly $5,000 to $7,000. Your actual number depends on your commission agreements, any seller credits, and your mortgage payoff.
Do I pay capital gains tax when I sell my home in California?
Most California homeowners qualify for the federal exclusion: $250,000 single / $500,000 married, provided the home was your primary residence for at least two of the last five years. Gains above those thresholds are subject to federal and California state capital gains tax. Consult your CPA.
What is the transfer tax when selling a home in Cypress, CA?
California’s documentary transfer tax is $1.10 per $1,000 of sale price, $1,100 on a $1M sale. Cypress and Orange County do not add additional transfer taxes on top of the state rate.
Your real net depends on your specific situation, your mortgage balance, what you negotiate on commission, and what condition the home is in. I’m happy to run a full net sheet with your actual numbers before you decide anything. Call or text me at 714.600.1176. Always Ask Austin.
About Austin Criss
Austin Criss is a REALTOR® with RE/MAX TIFFANY serving Cypress, Buena Park, and Orange County, California. He specializes in helping first-time buyers and move-up sellers navigate the process from first question to closing. Call or text him at 714.600.1176, or visit austincriss.com.