If you’re thinking about selling your current house and moving, the emotional “pros and cons” list is only the first step.
The second — and often most important — step is running the numbers. Understanding what you can realistically net, what your next home will actually cost, and whether your dream property even exists in today’s market can save you months of stress (and potentially tens of thousands of dollars).
This is the second post in my Selling & Buying series. Let’s dive into the financial realities you need to face before listing.
1. How Much Can You Realistically Net from the Sale?
Start with the bottom line: How much cash will you actually walk away with after paying off your mortgage and all selling costs?
Online estimators like Zillow or Redfin are a decent starting point, but they can be off by ±15%. For a more accurate picture (closer to ±5%), talk to local real estate agents and request a Broker Price Opinion (BPO) or Comparative Market Analysis (CMA).
This is also a smart, low-pressure way to interview potential listing agents. Most agents are happy to provide a valuation even if you’re not ready to list yet.
Pro tip: Ask 2–3 agents for opinions. You’ll get better data and a feel for how each communicates, negotiates, and operates.
2. Estimating Closing Costs
In Oregon, plan on 6–6.5% of the sale price for total selling costs (this includes realtor commissions, title, escrow, and other fees). Taxes and prorations can push it slightly higher depending on your closing month.
Once you have a realistic sale price and closing costs, subtract your remaining mortgage balance. That gives you your true net proceeds.
3. What Will Your Next Home Payment Look Like?
Take your net proceeds and run realistic scenarios for your next purchase:
- Down payment + closing costs on the new home
- Expected monthly mortgage payment
- Property taxes
- Capital gains taxes
- Homeowners insurance
Important 2026 reality check: Mortgage rates have roughly doubled since 2021. For a similar home, expect to pay $1,500+ more per month than you would have in 2021. A $600k home might run $1,200–$1,400/month, while $700k–$800k homes can add $1,500–$2,000+ in monthly difference depending on your down payment.
4. Property Taxes & Insurance Can Shock You. Never ignore location-based costs:
- Moving from Washington County to Multnomah County (Oregon)? Expect 30–40% higher property taxes.
- Texas property taxes are often double what you’d pay in the Portland area.
- Homeowners insurance in hail-heavy, tornado, or high-risk states (Florida, parts of Texas, Colorado, etc.) can be dramatically higher — sometimes double or more.
Research these numbers before you fall in love with a neighborhood.
5. Does Your Dream Home Even Exist? (The 24-Month Sold Inventory Test)
Current active inventory is very low. Many great homes aren’t hitting the market because it doesn’t make financial sense for owners to sell.
Here’s a powerful exercise few people do:Ask an agent for sold homes in your target area over the last 24 months that match your criteria (e.g., 4 bed, 2.5+ bath, .3 acre, built 1985–2005, $650k–$800k). Don’t ask for every listing — narrow it down so you get 40–50 relevant comps. Then ask yourself: Could I actually picture living in any of these?
If you see enough homes you like, there’s a decent chance something similar will become available in the next 6–12 months. If not, go back to your goals list and adjust expectations.
6. Smart Minor Repairs & Prep While You’re Still Deciding
This is the perfect time for low-stress improvements:
- Furnace/HVAC tune-up ($150–$250) — get a service sticker for buyer confidence
- Repaint bold interior colors (red, purple, blue, green, orange) — neutral sells better
- Fix leaky faucets, running toilets, and replace light bulbs
- Touch-up baseboards and fill nail holes
- Consider professional deep cleaning (baseboards, windows, light fixtures, oven, etc.)
These steps prevent a frantic rush later and make your home far more appealing.
7. How to Choose a Great Listing Agent
Don’t hire based on one or two conversations. Observe over time:
- How do they market their current listings?
- Quality of photos and videos?
- Property descriptions?
- Social media presence and overall presentation?
Browse their active listings while having your morning coffee — it’s one of the best ways to evaluate marketing skills.
Final Thoughts
Selling and buying a home in 2026 requires clear financial planning and realistic expectations. Run the numbers, check the actual sold inventory, understand ongoing costs, and prepare your home thoughtfully.If the math and inventory don’t line up with your goals, that’s okay — better to know now than after months of searching.
Next in the series:
- How to choose the right mortgage lender
- Pricing strategy and listing agreements
- Receiving and negotiating offers
- Handling inspections and appraisals
Stay tuned for the full roadmap.