## TL;DR Selling a home in Franklin, TN, involves more than simply paying a real estate commission. Most sellers should budget 6% to 10% of the home's sale price to cover commissions, closing costs, repairs, concessions, title fees, and moving expenses. Understanding these costs before listing helps you price your home correctly, avoid surprises, and maximize your net proceeds. One of the first questions homeowners ask is: "How much will it actually cost me to sell my house?" It's a great question because many sellers focus solely on what they hope to receive at closing without accounting for the expenses involved in getting there. If you're planning to sell your home in Franklin, Tennessee, or anywhere in Williamson County, understanding these costs ahead of time can help you make smarter financial decisions and avoid surprises at the closing table. With the median sale price for single-family homes in Williamson County at $1,104,222 and homes averaging 29 days on market as of May 2026 (Realtracs MLS data), even small percentage differences translate into real money. As a Franklin Realtor with more than two decades of experience, I've helped hundreds of homeowners navigate the selling process, and one thing remains true: preparation pays. Let's break down what you can expect in 2026. --- ## 1. Real Estate Commission For most sellers, the largest expense is the real estate commission. Following the National Association of REALTORS® settlement changes, commissions are fully negotiable. Sellers are no longer expected to pay a standard percentage, and each transaction is unique. Many sellers choose to offer compensation to a buyer's agent because doing so can increase buyer interest and improve marketability, but the amount is entirely negotiable. The listing commission is also negotiated between you and your Realtor. **Example:** If your Franklin home sells for $900,000, your total negotiated commissions might range from approximately 4% to 6%, which equals roughly $36,000 to $54,000. Every situation is different, so it's important to discuss your goals before determining the best strategy. --- ## 2. Title and Closing Fees In Tennessee, sellers commonly pay several closing-related expenses. These may include: - Owner's title insurance - Title search fees - Closing or escrow fees - Recording fees - Attorney or settlement charges (depending on the closing company) Typical seller closing costs generally range between 0.5% and 1.5% of the sales price. One piece of good news that surprises sellers relocating from other states: Tennessee's realty transfer tax of $0.37 per $100 is customarily paid by the buyer, not the seller, though this can be negotiated in the contract. --- ## 3. Mortgage Payoff If you still owe money on your mortgage, your remaining balance will be paid directly from your proceeds at closing. Be sure to ask your lender for a payoff estimate before listing your home so you know approximately what you'll receive after the sale. --- ## 4. Repairs and Home Preparation Today's buyers expect homes to be clean, well-maintained, and move-in ready. Common expenses include: - Interior painting - Landscaping - Carpet cleaning - Minor repairs - Pressure washing - Window cleaning - HVAC servicing - Roof repairs if needed Many Franklin sellers invest $2,000 to $15,000 or more depending on the home's condition. The good news is that strategic improvements often generate a much higher return through stronger offers and fewer inspection issues. --- ## 5. Professional Staging Not every home needs full staging, but every listing benefits from proper presentation. Options include: - Consultation only - Partial staging - Full-home staging - Furniture rental - Accessory styling Typical costs: - Consultation: $200 to $500 - Partial staging: $500 to $2,500 - Full staging: $2,000 to $6,000 or more Professionally staged homes often photograph better, attract more buyers online, and may sell faster. --- ## 6. Professional Photography and Marketing One advantage of working with a full-service Realtor is that professional marketing is typically included as part of the listing service. This often includes: - Professional photography - Drone photography - Video walkthroughs - Floor plans - Social media marketing - Google Business Profile promotion - MLS exposure - Online advertising These services can cost thousands of dollars if purchased separately but are often included in a comprehensive marketing plan. --- ## 7. Seller Concessions In today's market, buyers sometimes request assistance with: - Closing costs - Interest rate buydowns - Home warranties - Repair credits These concessions are negotiated during the contract process. Depending on market conditions, they may range from 0% to 3% of the purchase price. --- ## 8. Property Taxes and HOA Fees Property taxes are prorated through the day of closing. Because Tennessee taxes are paid in arrears, your share of the current year comes out of your proceeds. The silver lining: Williamson County's rate of $1.88 per $100 of assessed value is well below Davidson County's $2.922, so prorations here are smaller than what Nashville sellers face. If your neighborhood has an HOA, expect: - Prorated dues - Transfer fees - Resale package fees (if applicable) --- ## 9. Moving Costs Don't forget the expense of actually moving. Costs may include: - Professional movers - Packing supplies - Temporary storage - Cleaning services - Utility transfers Local moves often cost $1,000 to $3,000, while long-distance relocations may cost considerably more. --- ## Example: Selling a $900,000 Home in Franklin | Expense | Estimated Cost | | --- | --- | | Negotiated commissions | $36,000 to $54,000 | | Closing costs | $4,500 to $13,500 | | Repairs and preparation | $5,000 to $12,000 | | Staging | $1,000 to $3,000 | | Seller concessions | Variable | | Moving expenses | $1,500 to $3,000 | **Estimated Total Selling Costs: Approximately $48,000 to $85,000+** Every sale is unique, but this provides a realistic planning range. --- ## Ways to Reduce Your Selling Costs Not every expense is fixed. An experienced Realtor can help you determine where your money is best spent. Strategies include: - Pricing your home correctly from the start - Completing only high-return repairs - Negotiating favorable contract terms - Marketing aggressively to reduce days on market - Timing your listing to maximize buyer demand The goal isn't simply to spend less. It's to net more. --- ## Why Local Experience Matters Every Franklin neighborhood behaves differently. What works in Westhaven may not work in Leipers Fork, Berry Farms, Fieldstone Farms, Brentwood, or Spring Hill. Knowing which improvements buyers expect, how aggressively to price, and what concessions are common can make a significant difference in your bottom line. My approach is to help sellers focus on the improvements that actually increase value while avoiding unnecessary expenses. --- ## Final Thoughts Selling a home involves much more than placing a sign in the yard. Understanding your potential costs before listing helps you budget appropriately, negotiate confidently, and keep more of your equity. One quick note on taxes: Tennessee has no state capital gains tax, and if the home was your primary residence for at least two of the last five years, federal law may let you exclude up to $250,000 of gain (single) or $500,000 (married filing jointly). I'm a Realtor, not a tax professional, so please consult a licensed CPA or tax advisor about your specific situation. If you're considering selling your home in Franklin or anywhere in Middle Tennessee, I'd be happy to prepare a personalized Seller Net Sheet that estimates your proceeds based on your home's value, mortgage payoff, and expected closing costs. There is no obligation, just helpful information so you can plan your next move with confidence. Ready to find out what your home could sell for and what you might net? [Contact Kate Goeringer](/contact) at Brick Realty today at (615) 955-0450 for a complimentary home value analysis and customized seller cost estimate.