Net Proceeds From Selling a Home in Kennesaw: What You'll Actually Keep
How much do sellers keep after selling a home in Kennesaw, Georgia?
After commissions, closing costs, and any seller concessions, Kennesaw home sellers typically net 88%–92% of their sale price — before mortgage payoff. On a $425,000 sale, that's roughly $374,000–$391,000 in gross proceeds, then subtract whatever you still owe on the mortgage. Agent commissions remain the largest single line item at 5%–6% total, though post-NAR settlement rules mean commission structures are negotiable. Your actual take-home depends on your loan balance, what you negotiated, and whether capital gains taxes apply.
- Kennesaw sellers typically net 88%–92% of their sale price before paying off their mortgage — about $374,000–$391,000 on a $425,000 sale.
- Agent commissions are the biggest cost: listing agent fees average 2.5%–3%, with buyer's agent compensation now separately negotiated post-NAR settlement.
- Non-commission closing costs run about 1%–2% of the sale price — transfer tax, attorney fees, recording, and title.
- Prorated property taxes, HOA dues, and any agreed seller concessions also come out at closing.
- Most primary residence sellers in Kennesaw owe no capital gains tax — but you need to have lived there 2 of the last 5 years to qualify.
The number sellers most want to know isn't the list price or even the offer price. It's the number on the wire transfer that hits their bank account the day after closing.
That number — your net proceeds — is the sale price minus everything: commissions, closing costs, your mortgage payoff, taxes, and any credits you gave the buyer. Most sellers have a rough idea of what they owe on the house. Almost no one has a clear picture of what comes out beyond that.
Here's how to build your real number, line by line.
The Net Proceeds Formula: Start Here
Every item in that formula is knowable before you list. Let's go through each one.
Step 1 — Sale Price Minus Your Mortgage Payoff
Your mortgage payoff balance isn't the same as your remaining principal. It includes interest accrued through the payoff date plus a per diem for any days past the billing cycle. Request a payoff statement from your lender — it's tied to a specific date and expires, so request it close to your closing date.
If you have a HELOC, a second lien, or any other encumbrance on the property, those come out at closing too. Every lien must be cleared before title transfers.
In Kennesaw right now, the median home sale price is tracking around $430,000–$450,000 depending on the neighborhood. Sellers who bought five or more years ago are typically carrying $150,000–$280,000 in remaining mortgage balance — leaving significant equity on the table.
Step 2 — Agent Commissions
Until August 2024, Georgia sellers routinely paid both their own agent and the buyer's agent as part of a bundled commission split. That structure changed with the NAR settlement.
- Listing agent fee: Typically 2.5%–3%, negotiated directly with your listing agent. On a $425,000 sale, that's $10,625–$12,750.
- Buyer's agent compensation: No longer advertised through the MLS, no longer automatically the seller's responsibility. Many Kennesaw sellers still offer buyer-side compensation (2%–2.86%) as a competitive strategy. Whether and how much you offer is now explicitly a negotiation.
A seller offering full commissions on both sides (5–6%) pays $21,250–$25,500 on a $425,000 sale. A seller who negotiates selectively may pay $14,000–$18,000.
Step 3 — Closing Costs and Fees
| Cost Item | Typical Amount |
|---|---|
| Real Estate Transfer Tax | ~0.1% of sale price (~$425 on $425K) |
| Closing attorney fee (seller's portion) | $500–$1,000 |
| Title search and recording fees | $300–$600 |
| Owner's title insurance (if seller provides) | $1,200–$1,700 |
| HOA transfer fee (if applicable) | $200–$500 |
| Non-commission total | $2,625–$4,225 |
Georgia's Real Estate Transfer Tax is modest — $1.00 per $1,000 of sale price, then $0.10 per additional $100. On a $425,000 sale: approximately $424.
Step 4 — Prorated Property Taxes and HOA Dues
Property taxes in Kennesaw are paid in arrears. At closing, you'll credit the buyer for taxes from January 1 through your closing date. With Kennesaw's combined millage rate around 42 mills, that prorated credit typically runs $2,000–$5,000 depending on when you close.
For more on how property taxes are calculated, see our breakdown of Kennesaw property taxes and insurance in 2026.
Step 5 — Seller Concessions
If you agreed to cover any of the buyer's closing costs, that amount comes out of your proceeds at closing. Seller concessions in Cobb County currently run 1%–3% of the purchase price when offered — $4,250–$12,750 on a $425,000 sale. Frame any concession against what it does to your bottom line, not just the offer price.
What Kennesaw Sellers Actually Net: Real Numbers
Here's a full-picture estimate across three common Kennesaw price points, assuming listing agent at 2.75%, buyer-side compensation at 2.75%, standard closing costs, prorated taxes, and no seller concessions:
| Sale Price | Commissions (5.5%) | Closing Costs | Tax Proration | Gross Proceeds |
|---|---|---|---|---|
| $350,000 | $19,250 | $3,200 | $2,800 | ~$324,750 |
| $425,000 | $23,375 | $3,500 | $3,200 | ~$394,925 |
| $500,000 | $27,500 | $4,000 | $3,800 | ~$464,700 |
Subtract your mortgage payoff from gross proceeds to get your actual cash at closing. Selling a $425,000 home with a $220,000 mortgage balance and no concessions puts roughly $174,000–$178,000 in your account — before taxes.
Every situation is different, and the only way to know your specific number is to run a seller's net sheet before you list.
Capital Gains Taxes: What Georgia Sellers Need to Know
The Federal Section 121 Exclusion
If Kennesaw has been your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 in capital gains (single) or $500,000 (married filing jointly) from federal tax — and Georgia follows federal AGI, so the exclusion flows through to your state return too.
For most Kennesaw sellers who bought 5–10 years ago, this exclusion covers the full gain. Homes bought in 2016–2019 for $250,000–$300,000 that now sell for $420,000–$450,000 typically fall well within the limit for married couples.
When Capital Gains Taxes Do Apply
- Your gain exceeds the exclusion limit
- You haven't lived in the home 2 of the last 5 years
- You claimed the exclusion on another sale within the prior two years
If any of these apply, gains are taxed at 15% federal (long-term) plus Georgia's flat 5.39% rate — approximately 20.4% combined. Keep records of capital improvements to reduce taxable gain where possible.
For community-specific guidance across the West Cobb corridor, explore resources for Marietta, Acworth, and the broader North Atlanta market at masoudpour.com.
Frequently Asked Questions
After agent commissions and closing costs — but before mortgage payoff — Kennesaw sellers typically retain 88%–92% of their sale price. On a $425,000 sale, that's roughly $374,000–$391,000 in gross proceeds. Subtract your remaining loan balance and any seller concessions to get your actual cash at closing. For the most accurate figure, run a seller's net sheet with your listing agent before you go to market.
Both buyer and seller pay closing costs — different ones. Sellers pay the Real Estate Transfer Tax (~0.1%), their portion of the attorney fee, title search and recording fees, and prorated property taxes. For the full buyer-side breakdown, see our guide to closing costs in Kennesaw and Marietta.
Most primary residence sellers in Kennesaw don't owe capital gains tax. The federal Section 121 exclusion shields up to $250,000 for single filers and $500,000 for married couples, provided you've lived there 2 of the last 5 years. Gains beyond that are taxed at 15% federal plus Georgia's 5.39% flat rate. Visit masoudpour.com for local market context and consult a CPA if your situation is complex.
Since August 2024, buyer's agent compensation can no longer be advertised through the Georgia MLS and is no longer automatically the seller's responsibility. Many Kennesaw sellers still offer buyer-side compensation to stay competitive, but the amount is now explicitly negotiated. For a full picture of what comes out at closing, see our closing costs guide for Kennesaw and Marietta.
A seller's net sheet is a one-page estimate showing your expected proceeds after all costs. It's the most important document in your pre-listing conversation — it tells you what you're actually walking away with. If you're thinking about selling in Marietta, Kennesaw, or Acworth, that's the right place to start.
Selling a home in Kennesaw without knowing your net proceeds is like accepting a job offer without knowing the salary. The list price is just the starting point. What matters is what lands in your account.
I work with sellers throughout Kennesaw, Marietta, Acworth, and the broader West Cobb corridor. Before we talk about pricing strategy, staging, or timing, we build your net sheet. Schedule a 15-minute consultation and let's start there.
