# The Net Proceeds Gap: Selling vs. Staying in Retirement By Michele L Albohn (@michelelalbohn) · Published 2026-10-16 Canonical: https://voce.com/@michelelalbohn/retirement-net-proceeds-gap-selling-staying-162668 --- Selling your home for $450,000 doesn't mean walking away with $450,000. By the time commissions, closing costs, and repairs come out, many retirees net roughly **$409,000** — a gap of about 9% that doesn't show until the settlement statement lands. For most retirees, that math is exactly why staying put — or using a reverse mortgage — deserves a hard look before the for-sale sign goes up. The table below compares the three real paths forward side by side. What matters Sell Stay HECM reverse mortgage **Best for** Moving closer to family, or a smaller home you can truly afford Mortgage-free homeowners whose carrying costs beat local rents Homeowners 62+ who want to stay put but put equity to work **Upfront cost** Commissions plus closing costs — typically 5–8% of price None; you keep the title Closing costs plus an upfront mortgage insurance premium **Monthly cost** Whatever the next home costs Property tax, insurance, maintenance No mortgage payment; you still owe tax, insurance, upkeep **Equity access** Full cash-out at sale Locked up in the home Unlocked as a lump sum, line of credit, or monthly income **Main limitation** You give up the home and pay the largest transaction toll Equity earns nothing while it sits idle Fees and compounding interest accrue over the loan term ## Where the $450,000 goes: a line-by-line breakdown Selling feels like an event that produces money, but a house only becomes cash after the transaction's expenses come out first. Here's what a typical $450,000 sale in a market like Knoxville, Tennessee, looks like before a single dollar reaches the seller's bank account. Line item What it covers Estimated cost Gross sale price What the buyer pays $450,000 Real estate commissions Listing agent + buyer's agent, typically 5–6% combined −$24,750 to −$27,000 Seller closing costs Title, attorney, transfer taxes, recording — commonly 1–2% −$4,500 to −$9,000 Repairs, staging, concessions Inspections, fixes the buyer negotiates, pack-out −$3,000 to −$15,000 Net proceeds What actually lands in your account ~$399,000 to ~$418,000 Every line moves. Commission rates are negotiable and have shifted since the 2024 industry settlement changed how buyer-agent pay is handled, so your settlement can land anywhere in — or outside — these ranges. The takeaway is the shape: the largest single deduction is almost always the commissions, and most sellers underestimate everything else that piles on top. **The verdict here is blunt:** transaction friction consumes roughly 9% of your home's value before you see a dollar — a toll that only makes sense if the money you free up does real work for you afterward. ![A two-story suburban house with a covered porch, representing the home being sold](https://images.unsplash.com/photo-1772313952254-dae19b91854b?crop=entropy&cs=tinysrgb&fit=crop&fm=jpg&ixid=M3w5Mzk0NDN8MHwxfHNlYXJjaHwxfHxGb3IlMjBTYWxlJTIwc2lnbiUyMGluJTIwZnJvbnQlMjBvZiUyMHN1YnVyYmFuJTIwaG9tZXxlbnwwfDB8fHwxNzkxNjQ1Nzc5fDA&ixlib=rb-4.1.0&q=80&w=1200&h=630) ## The hidden cost of staying Staying is not free either, and pretending it is leads people to the wrong answer just as often. Four costs follow a paid-off home into retirement: **property taxes**, which climb in most markets; **homeowner's insurance**, which has risen sharply in recent years; **maintenance**, where one roof, HVAC, or plumbing event can run $10,000 to $25,000; and **opportunity cost**, the return your equity forfeits by sitting in the walls instead of being invested. That last one is the most quietly expensive. If your home holds $300,000 of equity earning nothing while a conservative investment portfolio might return several percent a year, the difference compounds — and it's the reason a retiree's house can feel like a fortune that produces no income. But staying also has a powerful offset. A mortgage-free household's carrying costs are often **lower than rent on a comparable home**, especially where rents have climbed faster than home values. That gap is the heart of the decision: selling trades a predictable, inflation-resistant housing cost for whatever the next chapter actually delivers. **The verdict here:** staying is rarely the sentimental trap people assume — for a paid-off homeowner whose costs beat local rents, it is often the financially stronger default, with the equity-idle cost as the main thing to watch. ## The third option most sellers never consider The sell-versus-stay conversation usually assumes those are the only two doors. For homeowners 62 and older, a **Home Equity Conversion Mortgage (HECM)** — the federally insured reverse mortgage — opens a third path: keep the home, unlock the equity, and stay without a moving truck. A HECM is, by definition, a [non-recourse, reverse mortgage that allows a Borrower access to equity secured by the Principal Residence with no corresponding monthly mortgage payment](https://www.hud.gov/sites/default/files/Housing/documents/40001-hsgh-Update-18-Glossary.pdf), per HUD's own policy handbook glossary. "Non-recourse" means the loan is settled by the property itself or its sale proceeds, and the debt never follows your heirs beyond the home. Borrowers aged 62 and older can take the proceeds as a lump sum, a line of credit, or scheduled payments. That equity has real jobs. It can pay off the existing mortgage and erase the monthly payment. It can fund the repairs that make staying comfortable. It can generate steady monthly income or sit as a growing line of credit you can draw on when something comes up. Unlike a sale, none of it requires you to leave the house. ### Honest tradeoffs: what the HECM really costs The tradeoff is real and worth naming. A HECM carries an upfront mortgage insurance premium, origination fees, and closing costs that get financed into the loan, and **interest accrues on the drawn balance** over time — meaning the debt grows the longer you live in the home. You also remain responsible for property taxes, homeowner's insurance, and upkeep, because a HECM is a loan, not a sale. Those costs are the price of staying, and they compound. That's precisely why a HECM is a tool to compare with real numbers — not a default — and why the best move often depends on whether you want guaranteed income from the home, ready access to equity, or neither. **The verdict:** a HECM makes the most sense for the homeowner who values the roof they're under more than a cash-out now — someone who wants to keep the home but stop feeling house-rich and cash-poor. ## Run the numbers before the decision becomes permanent Selling a home you've lived in for decades is one of the few financial decisions that cannot be reversed. That's exactly why it deserves a full audit before the for-sale sign goes up. Ask the two questions that matter. First: **what do you actually net** after commissions, closing costs, repairs, and taxes — and does that money generate income, cut expenses, or just sit in a savings account earning less than inflation? Second: **what does your equity cost you each year** by staying — and what could it do if it were working differently? Neither question has a universal answer, and both can point in the same direction: sometimes selling is right, sometimes staying wins, and sometimes the reverse mortgage changes the whole picture. The numbers don't always say what people expect — but they always say something worth knowing. ### Choose the path that fits your situation **Choose selling if** you're genuinely ready to move — closer to family, into a smaller or single-story home, or toward care — and the $409,000 of freed equity funds that next chapter with real purpose. The transaction toll is worth paying when it buys you a lifestyle change you actually want. **Choose staying if** you're mortgage-free, your property tax, insurance, and maintenance bills are lower than comparable rent, and your equity can keep growing in the home without costing you sleep. **Choose a HECM if** you're 62 or older, you want to stay in the house, and you'd rather convert idle equity into a line of credit, steady income, or a payoff of your existing mortgage than hand 9% of the home's value to a sale. If you're weighing this decision, I'm glad to run the comparison for you. What does selling net, really? What does your equity make possible if you stay? And what would a HECM change about the math? As a certified mortgage advisor at Coast2Coast Mortgage, I'll show you the real numbers before you make a move you can't take back.