Before you list, you want a real number, not a guess. Here's a straight breakdown of what sellers in Montgomery County typically pay at closing: realtor commission, Maryland and county transfer tax, recordation tax, and title fees, with a worked example on a real sale price. Rates below are current as of October 2026. I'll run your exact net sheet on a call, this page is so you walk in already knowing the shape of it.
That range covers commission, transfer and recordation tax, and title and settlement fees combined. Where you land in that range depends mostly on your sale price (the county's recordation tax gets steeper above $600,000) and what you negotiate on commission. Here's each piece on its own.
| Cost | Typical rate | Who usually pays |
|---|---|---|
| Real estate commission | ~5.4%–5.7% total | Seller, unless negotiated otherwise |
| Maryland state transfer tax | 0.5% (0.25% for qualifying first-time buyers) | Customarily split 50/50 |
| Montgomery County transfer tax | 1.0% | Customarily split 50/50 |
| Montgomery County recordation tax | $4.45–$11.35 per $500, rising above $600K | Customarily split 50/50 |
| Title, settlement & escrow fees | $500–$1,500 | Both sides pay their own |
"Customarily split" means that's how Montgomery County contracts are usually written, not a legal requirement, it's negotiable and should be spelled out in your contract of sale. Montgomery County's recordation tax premium increases above $600,000, $750,000, and $1,000,000, which is why higher-priced sales see a bigger percentage here than the countywide average suggests.
$650,000 is close to the current 20901 zip-wide median I track on my Montgomery County page, so here's roughly what a seller might actually see, assuming the seller covers the full commission and the customary 50/50 split on transfer and recordation tax:
This is an estimate to show the shape of the math, not your number. It doesn't include prorated property taxes, HOA or condo fees, payoff of your existing mortgage, or any repair credits, those are specific to your sale and I'll walk through all of them with you before you list.
A few real levers, not gimmicks: ask whether any part of your sale qualifies for a transfer tax exemption (family transfers and a few other categories do), get your own title and settlement company quote instead of defaulting to whichever one shows up in the contract, and have an honest conversation with your agent about commission rather than assuming one flat number applies to every sale. I'll flag anything you specifically might qualify for.
Commission has always been negotiable. Since the 2024 NAR settlement, buyer's agent compensation is negotiated separately rather than bundled into one number on the MLS. I'll walk you through exactly what I charge, what it covers, and how it compares to the county average before you sign a listing agreement, not after.
Most sellers in Montgomery County net out somewhere between 6% and 9% of their sale price in total costs, once you add up realtor commission, Maryland and Montgomery County transfer and recordation tax, and title and settlement fees. On a $650,000 home that works out to roughly $39,000 to $58,500. The exact number depends on your commission agreement, your sale price, and what you negotiate with the buyer, so I'll always run your actual net sheet before you list.
Both sides pay their own closing costs, and Maryland and Montgomery County transfer and recordation taxes are customarily split 50/50 between buyer and seller in Montgomery County contracts, though this is negotiable and spelled out in your specific contract, not fixed by law. Sellers typically pay the full real estate commission unless negotiated otherwise.
Yes. Commission has always been negotiable, and since the 2024 NAR settlement, buyer's agent compensation is negotiated separately from listing agent compensation rather than bundled into one MLS-posted number. I'll walk you through exactly what I charge and what it covers before you sign anything, no surprises.
A few real ones: ask whether you qualify for any transfer tax exemptions, compare title and settlement company quotes instead of defaulting to whichever one is suggested, and talk through your specific commission structure with your agent rather than assuming one number. I'll flag anything you might qualify for when we talk.
Text me your address and I'll put together an actual seller's net sheet for your home, your price point, your mortgage payoff, all of it, no pitch attached.
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