On a $1,000,000 home in Cypress, most sellers walk away with $915,000 to $940,000 after commissions and closing costs. That gap between your sale price and your check at the end is your net proceeds, and understanding it before you list is one of the most important conversations you can have.
By Austin Criss, REALTOR® | RE/MAX TIFFANY | June 17, 2026
Questions? Call or text me at 714.600.1176. Always Ask Austin.
Why Your Net Matters More Than Your Sale Price
Sellers in Cypress get focused on the list price and the sale price. What they often don’t plan for is the seller cost stack that comes out of that number at closing. I walk every seller through a net sheet before we list, not after an offer comes in, but before. You need to know your real number going in, not as a surprise at the end.
The median sale price in Cypress for single-family homes has been running in the $1,000,000 to $1,200,000 range. At $1,000,000, here’s what the typical cost breakdown looks like.
The Seller Cost Stack on a $1,000,000 Cypress Home
Seller’s agent commission (listing side): Commissions in California are fully negotiable and must be disclosed in writing in the listing agreement. Under post-NAR settlement rules now in effect, buyer’s agent compensation is handled separately through the buyer’s BRBC agreement. You as the seller are not required to pay the buyer’s agent, though buyers may ask for seller contribution as a term in their offer.
Escrow fee (seller’s share): approximately $2,500
In Orange County, escrow fees are split by custom. Each side pays roughly $2,500 on a $1,000,000 transaction. Exact fees vary by escrow company and are negotiable in the purchase agreement.
Owner’s title insurance: approximately $1,500 to $2,000
In Orange County, it’s customary for the seller to provide the owner’s title insurance policy, which protects the buyer against title defects. This is negotiable but sellers typically cover it. The lender’s title policy is always the buyer’s cost.
Documentary Transfer Tax: $1,100
California’s Documentary Transfer Tax is $1.10 per $1,000 of sale price. On a $1,000,000 sale, that’s $1,100. Cypress is in unincorporated Orange County, so no separate city transfer tax applies.
Home warranty (optional): approximately $500 to $700
Sellers often cover a one-year home warranty for the buyer as a goodwill gesture or negotiated concession. Not required, but common when sellers want to reduce post-close disputes.
What the Numbers Actually Say
On a $1,000,000 sale with a competitive listing commission, standard OC closing costs, and no seller repair credits, a seller in Cypress typically nets in the high $900,000s. Here’s a simplified estimate with a 3% listing commission:
- Sale price: $1,000,000
- Listing agent commission (3%): -$30,000
- Escrow fee (seller share): -$2,500
- Owner’s title insurance: -$1,800
- Transfer tax: -$1,100
- Home warranty: -$600
- Estimated net before mortgage payoff: ~$964,000
That’s before factoring in seller credits to the buyer, repair credits from inspection, and your mortgage payoff if you carry a loan. Your actual net depends entirely on your situation, which is why I run a personalized net sheet before we go to market.
What Reduces Your Net Further
Seller concessions and credits. Buyers in OC commonly ask for closing cost credits, especially when rates are high and their cash-to-close is tight. Every dollar you credit reduces your net directly. I see this come up on nearly every transaction right now. Often times, sellers are paying the buyer agent fee between 2% – 2.5%.
Repair credits after inspection. After the buyer’s inspection, they may request repairs or a credit. This is one of the most common sources of last-minute surprises for sellers. A pre-listing inspection lets you get ahead of it.
Capital gains tax. If you’ve lived in the home as your primary residence for at least two of the last five years, you can exclude up to $250,000 in gains ($500,000 for married couples filing jointly) under IRS Section 121. If your gain exceeds those thresholds, consult a CPA before you list.
Mortgage payoff. Your net is after your remaining loan balance is paid through escrow. If you owe $600,000 on a home selling for $1,000,000, your equity is roughly $400,000 before closing costs, not $1,000,000.
When to Run Your Net Sheet
Before you decide anything. Before you commit to a list price, before you decide whether to sell as-is or fix it up, before you start shopping for your next home. Sellers who know their number going in negotiate from clarity. Sellers who find out at the closing table sometimes make reactive decisions they regret later.
I run net sheets for sellers in Cypress, Buena Park, and Anaheim before we ever talk about listing. It’s part of how I help you make a real decision, not just a hopeful one.
Frequently Asked Questions
What percentage do sellers pay in commission in California?
Commissions are fully negotiable and must be disclosed in your listing agreement. The listing agent’s fee is set between you and your broker. Buyer’s agent compensation has been restructured under NAR settlement rules effective in California. Sellers are not required to pay the buyer’s agent. Buyers may ask for seller contribution in their offer, which you can accept, counter, or decline.
Who pays escrow fees when selling in Orange County?
By OC custom, each party pays their own portion of the escrow fee, roughly $2,500 per side on a $1,000,000 transaction. This differs from some other California counties. The exact split is negotiable in the purchase contract.
Does a seller have to pay the buyer’s agent in California?
No. Under post-NAR settlement rules, buyers are responsible for their agent’s compensation through their BRBC agreement. Sellers are not required to cover it. Buyers may request seller contribution in their offer, but you have the right to decline.
Are there transfer taxes when selling in Cypress, CA?
Yes. California’s Documentary Transfer Tax is $1.10 per $1,000 of sale price. On a $1,000,000 sale, that’s $1,100.
How long does escrow take when selling in Orange County?
Standard escrow runs 21 to 30 days for conventional and cash deals. FHA and VA loans typically run 30 to 45 days. The close of escrow date is a negotiated term in the purchase agreement.
Ready to See Your Real Number?
I’ll run a full net sheet with your actual payoff, real closing costs, and current Cypress market pricing before you decide anything. No pressure, just your number.
714.600.1176 — Always Ask Austin.
About Austin Criss
Austin Criss is a REALTOR® with RE/MAX TIFFANY serving Cypress, 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.