If I Sell My Home in Sidney, MT for $300,000, How Much Will I Actually Walk Away With?
One of the most important questions a seller can ask before listing is:
"If I sell for $300,000, how much money will I actually receive?"
The answer isn't $300,000.
Your final proceeds depend on several variables, including your mortgage balance, brokerage compensation, title and closing expenses, property taxes, negotiated concessions and other transaction-specific costs.
That's why I recommend sellers look at a net proceeds estimate, not just a potential sale price.
Sale Price Is the Starting Point
Let's use a hypothetical example.
Suppose your home sells for:
$300,000
That's your gross sale price.
Now we start subtracting expenses.
Example Seller Net
Here's an illustration—not a quote:
Item Example
Sale Price $300,000
Brokerage compensation -$15,000
Title/closing-related costs -$2,000
Tax/other prorations -$1,500
Seller concession/credit -$3,000
Mortgage payoff -$175,000
Illustrative net $103,500
The actual numbers could be dramatically different.
The point is that $300,000 sale price does not equal $300,000 proceeds.
Your Mortgage Balance Matters
This is often the largest variable.
Two homeowners could sell identical houses for $300,000 and walk away with very different amounts.
Seller A
Mortgage payoff: $100,000
Seller B
Mortgage payoff: $250,000
Same sale price.
Very different net proceeds.
That's why I want to know the approximate loan payoff before discussing what a seller might net.
What About a HELOC?
Don't forget secondary financing.
If you have:
Home equity line of credit
Second mortgage
Other lien
Judgment lien
Tax lien
those may need to be satisfied from the transaction proceeds.
Your title company can identify liens and payoff requirements during the closing process.
Brokerage Compensation Needs to Be Included
Another common mistake is calculating:
Sale Price – Mortgage = Profit
That's not accurate.
If you agree to pay brokerage compensation, that needs to be included in your seller net.
The exact amount depends on the agreements you enter into.
There is no universal commission rate that applies to every transaction.
Buyer Costs May Also Affect Your Net
A buyer may negotiate for the seller to contribute toward certain costs.
That could include an agreed credit toward:
Closing costs
Prepaid expenses
Repairs
Other transaction expenses
Whether a seller agrees depends on the negotiation.
But if you agree to a $5,000 credit, that's $5,000 less in your net proceeds.
Repairs Can Change the Equation
Suppose your home needs a $12,000 roof.
You have two options:
Option A: Repair before listing
You spend the money upfront.
Option B: Sell as-is
You may receive a lower offer or negotiate a credit.
Neither is automatically better.
The question is which approach creates the strongest overall outcome.
That's a strategy question—not simply a repair question.
What About Property Taxes?
Property taxes can be prorated at closing.
The settlement statement accounts for the appropriate portion attributable to the parties based on the closing date and contract.
Montana's 2026 tax structure also means homeowners should be aware that property-tax treatment can depend on classification and use.
Don't Forget HOA or Condo Costs
If you're selling a condo or HOA property, there may be association-related expenses.
Get the information early.
Surprises at closing are rarely helpful.
Your Seller Net Is a Moving Target
This is an important concept.
Your net estimate at the beginning of the listing may not be identical to your final settlement statement.
Why?
Because:
Final sale price may change
Closing date changes tax prorations
Repairs may be negotiated
Buyer credits may be negotiated
Mortgage payoff changes over time
Final title fees become known
Other transaction costs may arise
Your preliminary net is an estimate.
Your final settlement statement is the final accounting.
Should You Decide Your Listing Price Based on Your Desired Net?
You can start there.
But you shouldn't work backward from:
"I need $250,000."
and simply add a percentage to arrive at your listing price.
The market doesn't care what you need.
The listing price needs to be supported by what buyers are likely to pay.
That's why the process should be:
Desired Net → Understand Expenses → Analyze Market Value → Develop Pricing Strategy
not:
Desired Net → Pick a Price → Hope the Market Agrees
Frequently Asked Questions
How do I calculate my seller net?
Start with expected sale price and subtract estimated brokerage compensation, title/closing costs, tax prorations, mortgage payoff, negotiated concessions and other transaction expenses.
Does my home equity equal my net proceeds?
No. Equity is reduced by the costs associated with selling.
Can my mortgage payoff be different from my online loan balance?
Yes. The title company obtains an official payoff figure from your lender.
What if I need a certain amount of money from the sale?
Tell your Realtor early. Your desired net can be incorporated into the pricing and strategy conversation, but the market ultimately determines the achievable sale price.
Is there a transfer tax in Montana?
No. Montana prohibits state and local real-property transfer taxes.
From Stasia's Desk
I think sellers deserve to know the math before they make a decision.
If you're considering selling, I want you to know:
What your home might sell for.
What it could cost to sell.
What you owe.
And what you could reasonably expect to walk away with.
That's a much more useful conversation than simply talking about the listing price.
