Utah Seller Net Proceeds Calculator
What you actually net selling a house in Utah. Transfer tax 0%, title/escrow closing, commission, payoff and the tax on the gain — one waterfall.
Selling the median $542,000 home in Utah costs roughly $28,500 before your mortgage payoff on this page's defaults: $27,100 of agent commission at 5%, $0 of modeled state transfer tax at 0%, and about $1,400 of settlement/title fees (Utah closings are typically handled by a title or escrow company). Tax on the gain, if any, comes out on top of that.
Estimate only — these are not official figures
Federal mechanics follow IRS primary sources read on 2026-08-25 (Topic no. 409 for the 0/15/20% long-term tiers and the 25% maximum on unrecaptured section 1250 gain; Topic no. 701 for the $250,000/$500,000 section 121 exclusion; the IRS net investment income tax page for the 3.8% add-on; 26 U.S.C. 121(d)(6) for recapture preceding exclusion). The federal rate and exclusion amount are user selections, never derived. Utah's 0% transfer-tax rate and its closing-attorney flag are MODELED statewide values from this site's own state dataset — a base rate excluding county/city add-ons and exemptions, and a description of customary practice rather than a verified statutory mandate. Agent commission (5%), the settlement/title prefill and the half-year property-tax proration are editable modeled estimates.
Do not rely on these amounts for budgeting or payment. For exact amounts, check the the Utah county recorder or department of revenue for the actual transfer-tax rate and exemptions, your closing agent or title company for the settlement statement, and IRS Publication 523 (or a tax professional) for the gain calculation and section 121 eligibility.
Enter Your Details
Adjust values to see instant results
Pre-filled: Utah median home value (editable)
Pre-filled: Utah modeled base rate (editable)
Additional Details
Pre-filled: Utah title/escrow closing (editable)
Pre-filled: Half-year of Utah's 0.48% effective rate (editable)
Additional Details
Pre-filled: Utah rate (editable)
Net Proceeds After Tax
Estimated • Based on your inputs
Net at Closing (before tax on the gain)
$214,199.00
Detailed Breakdown
Disclaimer: This calculator provides estimates for informational purposes only. Results should not be considered financial, tax, or legal advice. Consult a qualified professional for your specific situation.
How This Calculator Works
Calculation methodology and assumptions
This is a modeled estimate for Utah, not a settlement statement. The waterfall is sale price minus total agent commission, minus transfer/deed tax, minus settlement/title/recording, minus concessions, minus prorated property tax — that subtotal is your "amount realized" for tax purposes — and then minus your mortgage payoff to reach net at closing. The tax layer runs in statutory order: realized gain is amount realized minus adjusted basis; unrecaptured section 1250 gain is removed FIRST and taxed at the 25% maximum (IRS Topic no. 409); only the remainder is eligible for the section 121 exclusion (26 U.S.C. 121(d)(6) denies the exclusion to gain up to your post-1997 depreciation); your chosen federal long-term rate applies to what is left; and the state rate is applied to the full recognized gain including the recaptured portion, because states generally fold capital gain into ordinary income rather than mirroring the federal 25% category. The federal rate and the exclusion amount are YOUR selections, not derived — the correct federal tier depends on total taxable income and filing status this page deliberately does not collect, and section 121 eligibility depends on ownership and use tests it does not verify. The transfer-tax rate is pre-filled with Utah's MODELED statewide base rate of 0% — it excludes county and city add-ons and every exemption, who pays is negotiable, and the field is editable. It is not an official schedule. The settlement-fee prefill reflects that Utah closings are typically handled by a title or escrow company, and a closing attorney is not customary; that is customary practice, not a legal determination. Confirm both with the Utah county recorder or department of revenue and your closing agent.
Key State Information
Utah is modeled as having no statewide real estate transfer or deed tax, so that line is $0 at the state level (local jurisdictions can still charge fees). Utah closings are typically handled by a title or escrow company, and a closing attorney is not customary. Utah's effective property-tax rate of 0.48% sets the closing proration, and the state's own capital-gains rate of 4.5% stacks on top of the federal tax on any gain you do not exclude.
Example Calculation
Let's analyze a real estate purchase in Utah.
Purchasing a 3-bedroom home for $375,000 with 20% down ($75,000). Closing costs at 3%: $11,250. Home inspection: $450. Total cash needed: approximately $86,700. Monthly mortgage (P&I at 6.75%, 30-year): $1,946. Add property taxes (~$310/month), insurance (~$150/month), and maintenance reserve (~$310/month). Total monthly cost: approximately $2,716.
Result: Total cash to close: $86,700. Monthly carrying cost: $2,716. If the home appreciates 3% annually, it gains $11,250 in year 1 — a 13% return on the $86,700 invested (leveraged return). Over 30 years with 3% appreciation, the home is worth $910K and the mortgage is paid off — $835K in equity from $86,700 invested. That's the power of leveraged real estate.
What it costs to SELL in all 50 states
Buyer-side closing costs are covered everywhere. The seller side is not, and it is where the state actually changes the number. Two fields drive it: the transfer (or deed) tax the state levies on the conveyance, and whether closings there customarily run through a settlement attorney rather than a title company. Below, both are applied to the same $400,000 sale so the states are directly comparable.
The spread is not marginal. Delaware's modeled 3% base rate is $12,000 of transfer tax on that sale, while 15 states are modeled at 0.0% and pay nothing at the state level on the same transaction.
| State | Transfer tax rate (modeled base) | Transfer tax on $400k | Closing attorney customary? | Modeled seller exit cost | State capital gains rate |
|---|---|---|---|---|---|
| Delaware | 3.00% | $12,000 | Yes — attorney state | $34,600 | 6.6% |
| Washington | 1.13% | $4,520 | No — title/escrow | $25,920 | 7% |
| Pennsylvania | 1.00% | $4,000 | Yes — attorney state | $26,600 | 3.07% |
| Vermont | 0.88% | $3,520 | Yes — attorney state | $26,120 | 8.75% |
| Connecticut | 0.75% | $3,000 | Yes — attorney state | $25,600 | 6.99% |
| Michigan | 0.75% | $3,000 | No — title/escrow | $24,400 | 4.25% |
| New Hampshire | 0.75% | $3,000 | Yes — attorney state | $25,600 | 0% |
| Rhode Island | 0.75% | $3,000 | Yes — attorney state | $25,600 | 5.99% |
| Florida | 0.70% | $2,800 | No — title/escrow | $24,200 | 0% |
| Nevada | 0.51% | $2,040 | No — title/escrow | $23,440 | 0% |
| Maryland | 0.50% | $2,000 | Yes — attorney state | $24,600 | 6.5% |
| Massachusetts | 0.46% | $1,824 | Yes — attorney state | $24,424 | 9% |
| Maine | 0.44% | $1,760 | Yes — attorney state | $24,360 | 7.15% |
| New Jersey | 0.40% | $1,600 | Yes — attorney state | $24,200 | 10.75% |
| New York | 0.40% | $1,600 | Yes — attorney state | $24,200 | 10.9% |
| South Carolina | 0.37% | $1,480 | Yes — attorney state | $24,080 | 5.21% |
| Tennessee | 0.37% | $1,480 | No — title/escrow | $22,880 | 0% |
| Arkansas | 0.33% | $1,320 | No — title/escrow | $22,720 | 3.9% |
| Minnesota | 0.33% | $1,320 | No — title/escrow | $22,720 | 9.85% |
| Wisconsin | 0.30% | $1,200 | No — title/escrow | $22,600 | 7.65% |
| Virginia | 0.25% | $1,000 | Yes — attorney state | $23,600 | 5.75% |
| Nebraska | 0.23% | $900 | No — title/escrow | $22,300 | 4.55% |
| West Virginia | 0.22% | $880 | Yes — attorney state | $23,480 | 4.58% |
| Hawaii | 0.20% | $800 | No — title/escrow | $22,200 | 7.25% |
| North Carolina | 0.20% | $800 | Yes — attorney state | $23,400 | 3.99% |
| Iowa | 0.16% | $640 | No — title/escrow | $22,040 | 3.8% |
| Oklahoma | 0.15% | $600 | No — title/escrow | $22,000 | 4.5% |
| California | 0.11% | $440 | No — title/escrow | $21,840 | 13.3% |
| Alabama | 0.10% | $400 | No — title/escrow | $21,800 | 5% |
| Georgia | 0.10% | $400 | Yes — attorney state | $23,000 | 4.99% |
| Illinois | 0.10% | $400 | Yes — attorney state | $23,000 | 4.95% |
| Kentucky | 0.10% | $400 | Yes — attorney state | $23,000 | 3.5% |
| Ohio | 0.10% | $400 | No — title/escrow | $21,800 | 3.5% |
| South Dakota | 0.10% | $400 | No — title/escrow | $21,800 | 0% |
| Colorado | 0.01% | $40 | No — title/escrow | $21,440 | 4.4% |
| Alaska | 0.00% | $0 | No — title/escrow | $21,400 | 0% |
| Arizona | 0.00% | $0 | No — title/escrow | $21,400 | 2.5% |
| Idaho | 0.00% | $0 | No — title/escrow | $21,400 | 5.8% |
| Indiana | 0.00% | $0 | No — title/escrow | $21,400 | 2.95% |
| Kansas | 0.00% | $0 | No — title/escrow | $21,400 | 5.58% |
| Louisiana | 0.00% | $0 | No — title/escrow | $21,400 | 3% |
| Mississippi | 0.00% | $0 | Yes — attorney state | $22,600 | 4% |
| Missouri | 0.00% | $0 | No — title/escrow | $21,400 | 0% |
| Montana | 0.00% | $0 | No — title/escrow | $21,400 | 5.65% |
| New Mexico | 0.00% | $0 | No — title/escrow | $21,400 | 5.9% |
| North Dakota | 0.00% | $0 | No — title/escrow | $21,400 | 2.5% |
| Oregon | 0.00% | $0 | No — title/escrow | $21,400 | 9.9% |
| Texas | 0.00% | $0 | No — title/escrow | $21,400 | 0% |
| Utah (this page) | 0.00% | $0 | No — title/escrow | $21,400 | 4.5% |
| Wyoming | 0.00% | $0 | No — title/escrow | $21,400 | 0% |
Transfer-tax rates are MODELED statewide base rates from this site's own state dataset. They exclude county/city add-ons and every exemption, and who pays is negotiable — treat them as a starting figure and confirm with your county recorder or closing agent. "Modeled seller exit cost" = a 5% total agent commission + that transfer tax + a modeled settlement/title fee ($2,600 in attorney-custom states, $1,400 elsewhere). It excludes your mortgage payoff, concessions, prorations and any tax on the gain. "Closing attorney customary?" describes local practice, not a verified legal mandate. State capital gains rate is the state's own top rate on gain as carried in this dataset — several states tax gain as ordinary income.
Recapture first, then the exclusion — the order changes the answer
If you ever rented the property or claimed a home-office deduction, the depreciation you took does not get sheltered by the $250,000/$500,000 exclusion. 26 U.S.C. 121(d)(6) removes gain up to your post-May-6-1997 depreciation from the exclusion entirely, and IRS Topic no. 409 taxes that slice as unrecaptured section 1250 gain at a maximum 25%. Only what is left over is exclusion-eligible.
Run it the other way round — exclude first, then recapture what survives — and you can convince yourself a fully-excluded sale owes nothing when it actually owes 25% of every dollar of depreciation you ever claimed. This calculator applies the steps in the statutory order.
The trap underneath it: recapture applies to depreciation "allowed or allowable." If you rented the property and never claimed depreciation, the IRS still treats it as taken when you sell. Entering $0 because you never filed for it does not make it $0.
| Step | Amount | Rate | Tax |
|---|---|---|---|
| Realized gain (net sale price − adjusted basis) | $200,000 | — | — |
| 1. Unrecaptured section 1250 gain removed first | $40,000 | 25% max | $10,000 |
| 2. Remaining gain eligible for section 121 | $160,000 | — | — |
| 3. Exclusion applied ($250,000 cap, so all of it) | −$160,000 | — | $0 |
| 4. Taxable long-term capital gain | $0 | your tier | $0 |
| 5. State layer on the full recognized gain | $40,000 | 4.5% | $1,800 |
A worked illustration of the ordering rule, not a projection of your sale. Federal figures per IRS Topic no. 409 and Topic no. 701 (fetched 2026-08-25) and 26 U.S.C. 121(d)(6). The state row applies the state's own rate to the recognized gain including the recaptured portion.
Where every number on this page comes from
Most seller-proceeds calculators print a total with no indication of which inputs are facts, which are national averages and which are your own guesses. All three are mixed together here too — the difference is that this table says which is which.
| Input | Kind | Source |
|---|---|---|
| Transfer tax rate | State field, prefilled (0%) | Modeled statewide base rate for Utah from this site's state dataset. Excludes county/city add-ons and exemptions. Editable. |
| Settlement / title fee | Modeled, state-informed | Prefilled from whether Utah is an attorney-custom closing state (it is not). An editable estimate, not a quote. |
| Prorated property tax credit | Derived from the state rate (0.48%) | Half a year of Utah's effective property-tax rate applied to the default sale price. Your actual proration depends on your closing date and county billing cycle. Editable. |
| Sale price | State median, prefilled ($542,000) | Zillow ZHVI-derived median home value for Utah as carried in this site's state dataset. Replace it with your contract price. |
| Agent commission % | National rule of thumb (5%) | Commissions are fully negotiable and the buyer-side share is now separately negotiated. This is a starting default, not a market rate. |
| Mortgage payoff, concessions, adjusted basis, depreciation | Your input | Payoff comes from your servicer's payoff statement; basis and depreciation come from your own records and prior returns. |
| Section 121 exclusion amount | Your selection | IRS Topic no. 701: $250,000, or $500,000 filing jointly, subject to ownership and use tests this page does not verify. |
| Federal long-term rate | Your selection | IRS Topic no. 409 tiers (0/15/20%), optionally plus the 3.8% net investment income tax. Never derived here — the correct tier depends on total taxable income this page does not collect. |
| 25% recapture rate | Statutory maximum | IRS Topic no. 409: unrecaptured section 1250 gain is taxed at a maximum 25% rate. |
| State capital gains rate | State field, prefilled (4.5%) | Utah's own rate on capital gain as carried in this site's state dataset. Applied to the full recognized gain including the recaptured portion, because states generally do not mirror the federal 25% category. |
IRS pages in this table were fetched and read on 2026-08-25. No figure on this page has been reviewed by a named tax professional, and nothing here is tax advice — it is a disclosed model you can check line by line.
What this calculator does NOT model
A proceeds estimate is only trustworthy if it says where it stops. This one stops here:
- County, city and school-district transfer-tax add-ons, and every transfer-tax exemption (first-time buyer, low-value, intra-family, foreclosure). Only a modeled statewide base rate is applied.
- The section 121 ownership and use tests. You tell the calculator which exclusion you qualify for; it does not verify that you do. IRS Topic no. 701 has the tests.
- Reduced/partial section 121 exclusions, the suspension of the five-year period for qualified official extended duty, and the once-every-two-years limit.
- Installment sales, seller financing, and 1031 exchange deferral (use the 1031 exchange calculator for that path).
- Non-resident seller withholding, state transfer-tax clawbacks, and local mansion or luxury surtaxes.
- Any negotiated split of who pays the transfer tax. Custom varies; the field is editable and can be set to 0.
- Depreciation you were allowed but never claimed. It is still recaptured ("allowed or allowable") — enter it anyway.
If any line above applies to your sale, the number on this page is the wrong number for you — take it to your closing agent or a tax professional rather than adjusting it yourself.
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StateCalc Team
Editorial Team
The StateCalc team builds free financial calculators using data from official government sources including the IRS, U.S. Census Bureau, BLS, and state revenue departments. All formulas are validated by an automated test suite and cross-referenced against published data.
Our editorial standardsFrequently Asked Questions
How much does it cost to sell a house in Utah?
On this page's modeled defaults, selling the median $542,000 Utah home costs about $28,500 before your mortgage payoff: $27,100 of agent commission at a negotiable 5%, $0 of state transfer tax at the modeled 0% base rate, and roughly $1,400 of settlement, title and recording fees. Add concessions and your property-tax proration, subtract your payoff, and that is your net at closing — before any tax on the gain.
What is the real estate transfer tax in Utah?
Utah is modeled in this dataset as having no statewide real estate transfer or deed tax, so the field is pre-filled at 0%. Local jurisdictions can still impose recording fees or their own charges — confirm with the county recorder and edit the field if something applies to your sale.
Do I need an attorney to sell a house in Utah?
Utah closings are typically handled by a title or escrow company, and a closing attorney is not customary. That reflects customary practice rather than a verified legal mandate, which is why the settlement-fee field here is an editable estimate pre-filled at $1,400 — you can set it to your actual quote or to $0. Confirm what your transaction requires with a local Utah real estate attorney or your closing agent.
Do I pay Utah tax on the profit from selling my house?
Utah carries a 4.5% rate on capital gain in this dataset, applied on top of your federal tax on whatever gain you do not exclude. The federal $250,000/$500,000 primary-residence exclusion (IRS Topic no. 701) shelters most ordinary home sales, and states commonly follow the federal treatment of excluded gain — but that is a state-law question, not something this page determines. If the property was ever a rental, the depreciation portion is not excluded at either level.
What if I rented this Utah property out?
Then part of the gain is unrecaptured section 1250 gain, and the $250,000/$500,000 exclusion does not shelter it. 26 U.S.C. 121(d)(6) removes gain up to your post-May-6-1997 depreciation from the exclusion, and IRS Topic no. 409 taxes that slice at a maximum 25%. The rule is "allowed or allowable," so it applies even if you never claimed the deduction. Enter the depreciation figure in the calculator above — leaving it at $0 produces a net-proceeds number that is too high.
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