As of September 2026, sellers in Utah County can expect total closing costs, including commission, to run between 6% and 9% of their home's sale price. On a $560,000 home, that lands somewhere between $33,600 and $50,400 coming off the top before you see a dollar of proceeds. Most of that is commission. The rest is a mix of title work, prorated taxes, and fees most sellers never think about until they're staring at a settlement statement.
We walk sellers through this before they ever sign a listing agreement. Nobody should find out what they're actually netting three days before closing.
The Real Estate Commission
This is the biggest line item by far, and it's fully negotiable, not a set fee. In Utah, we've seen that the average total commission runs around 5% to 6% of the sale price, split between the listing agent and the buyer's agent, but what you actually pay is agreed to individually with your agent. On a $560,000 home, that's roughly $28,000 to $33,600. Commission is negotiable, and it should be discussed openly at your listing appointment, including exactly what you're getting for it. In our experience, sellers who push commission too low often end up with less marketing, less negotiating leverage, and a longer time on market, which costs more than the commission saved.
Title, Escrow, and Recording Fees
Outside of commission, sellers typically pay 1% of the sale price in title insurance, escrow or settlement fees, and county recording costs. In our experience, a settlement fee in Utah generally runs $450 to $975. Sellers also cover an owner's title insurance policy for the buyer, which protects against issues like unpaid liens or old recording errors turning up after closing.
Prorated Property Taxes
Utah property taxes are paid in arrears, so at closing you'll owe the buyer a prorated amount covering the days you owned the home during the current tax year. This isn't an extra cost so much as a timing adjustment, but it does reduce your check at closing, and it catches sellers off guard almost every time we mention it for the first time.
HOA Transfer Fees
If your home is in an HOA, most Utah communities charge a transfer or reinvestment fee, typically .5% of the Purchase Price, depending on the association. There is usually a set-up fee that is considered a "transfer" fee, for setting up the Buyer's new HOA account. Also, the fee to request these documents, also know as payoff fees, are part of the transfer too.
Buyer Concessions
This is the piece that's changed the most in 2026. With more inventory sitting and buyers negotiating harder, we're seeing sellers across Utah County agree to cover 1% to 3% of the buyer's closing costs more often than we did two years ago. It's not automatic, and it's not required, but it's become a normal part of getting a deal to the table, especially in the $500,000 to $650,000 range where competition from other listings is real.
What You Actually Walk Away With
Take a $560,000 sale. Subtract 6% commission ($33,600), 1 % in title, escrow, and recording ($5,600), a $2,800 HOA transfer fee, and a 2% buyer concession ($11,200). That's roughly $53,200 in total costs, leaving about $506,800 before your mortgage (and any additional liens) payoff. This is the number that actually matters, and it's the number we go through with every seller before a home ever goes live.
What This Means for Sellers
The sale price is not your number. Your net is your number, and it depends on your loan payoff, your equity position, and how the negotiation shakes out on concessions. We run this math with every seller before listing, not after an offer comes in, because the time to know what you're actually walking away with is before you decide to sell, not after.
If you're weighing whether now is the right time to list, we're seeing homes across Utah County sit longer than they did even a year ago, and that's shifting how we're advising sellers on pricing and timing. We'll get into exactly what that looks like city by city in Monday's post.
Frequently Asked Questions
Do sellers in Utah pay a transfer tax?
No. Utah is one of the few states with no real estate transfer tax, which keeps seller closing costs lower here than in many other states.Can I negotiate who pays for title insurance?
Yes. It's customary in Utah for the seller to cover the buyer's owner's title policy, but everything in the REPC is negotiable between both parties.Why do I owe money for property taxes I haven't gotten a bill for yet?
Utah property taxes are paid in arrears. At closing, you reimburse the buyer for the portion of the year you owned the home, since they'll receive the actual tax bill later.Are seller concessions required in Utah County?
No, but they're increasingly common in 2026 as buyers negotiate harder in a market with more inventory and longer days on market.How much should I actually budget for closing costs as a seller?
Budget 6% to 9% of your sale price total, including commission, to get a realistic estimate of your costs before you list.Does a home warranty count as a closing cost?
If you offer one to the buyer as an incentive, yes, it typically runs $600 to $1,000+ and comes out of your proceeds at closing.Who pays for the appraisal if the home doesn't appraise?
The buyer typically orders and pays for the appraisal.
This article is for general informational purposes only and reflects publicly available information at the time of writing. It is not legal, tax, or financial advice. Market data, development proposals, and city decisions can change, so confirm current information with relevant sources and consult qualified professionals for advice specific to your situation.
