How Much Will You Net Selling a Broomfield Home in 2026?
How much do you actually net when you sell a home in Broomfield?
Plan to keep roughly 91–97% of your sale price after selling costs — then subtract whatever you still owe on your mortgage. On a $900,000 Broomfield sale, total costs usually run $27,000 to $81,000, and the single biggest swing factor is commission. Since the 2024 NAR settlement, you're no longer required to pay the buyer's agent, so your net depends heavily on what you negotiate. The only way to know your real number is a net sheet built on your price, your loan payoff, and your community's specific costs.
By Nick Ahrens | June 15, 2026
Most sellers anchor on their sale price and forget that the number on the contract is not the number that hits their bank account. The gap between the two is where people get surprised at the closing table — and in Broomfield, a few local costs catch sellers off guard every single time.
Here's exactly how to calculate what you'll walk away with, using real 2026 numbers from the Broomfield and North Denver market.
Start with your price, then subtract these costs
Your net proceeds come down to a simple equation: sale price − selling costs − loan payoff = your net. The selling costs are where the detail lives. Here's what comes out of a typical Broomfield sale.
Listing agent commission — usually 2.5% to 3% in the Denver metro. On a $900,000 home, that's about $22,500 to $27,000.
Buyer's agent compensation — now negotiable (more on this below). If you offer it as a concession, budget another 0% to 3%.
Owner's title insurance — in Colorado, the seller customarily buys the owner's policy for the buyer. Expect roughly 0.19% of the price, or about $1,700 on a $900,000 home.
Settlement/closing fee — the title company's fee to handle closing, usually split with the buyer. Your half runs about $300 to $400.
Recording fee — Colorado moved to a flat structure under HB24-1269, generally about $43 per document. You typically record the release of your mortgage.
Colorado documentary fee — the state's version of a transfer tax, just $0.01 per $100 of price (about $90 on a $900,000 sale). By local custom the buyer usually pays it, but it's negotiable. There is no city or county transfer tax in Broomfield.
HOA or metro district status letter — if you're in Anthem, Anthem Highlands, Anthem Ranch, or Baseline, the management company charges $200 to $500 to confirm your dues are current and produce closing documents.
Prorated property taxes — Colorado pays taxes in arrears, so at closing you credit the buyer for the portion of the year you owned the home. As I break down in my guide to Broomfield property taxes, bills run around $5,500 a year on a $1M home and meaningfully more in metro district communities, so depending on your closing date this can be a few thousand dollars.
Add the predictable line items — title, settlement, recording, the documentary fee, and the HOA letter — and you're looking at roughly $2,500 to $3,500 in hard closing costs before commission and before your tax proration. Commission and your mortgage payoff are what actually move the needle.
The commission question changed in 2024 — and it's now your biggest lever
For decades, a Broomfield seller paid one commission that got split between the listing agent and the buyer's agent. That's over.
Since the NAR settlement took effect on August 17, 2024, two things changed that directly affect your net:
You're no longer required to offer buyer-agent compensation, and it can't be advertised on the MLS the way it used to be.
Buyers now sign a written agreement with their own agent before touring homes, which spells out how that agent gets paid.
In practice, the Denver metro hasn't swung to zero. Many Broomfield sellers still offer a buyer-agent concession to widen their buyer pool, and total commission — when a seller covers both sides — still averages around 5.7% in the metro. But that's now a choice, not a default. If you sell to a buyer who pays their own agent, you might pay only your listing side. If you offer a concession to attract more showings, you pay more. On a $900,000 home, that decision alone is worth about $22,500.
This is the part most sellers don't price correctly on their own, and it's exactly the kind of trade-off I walk every client through before we set a strategy. It's also why I tell sellers to interview on substance, not just rapport — the questions I'd use are in my guide to choosing a realtor in Broomfield. Offering a concession isn't automatically right or wrong — it depends on your price point, your timeline, and how much competition your home will face.
What's actually left — and why the Zestimate won't tell you
Here's how the math lands on a $900,000 Broomfield sale under two realistic scenarios.
Scenario A — you cover a buyer-agent concession and do typical prep:
Listing commission (2.75%): ~$24,750
Buyer-agent concession (2.5%): ~$22,500
Title, settlement, recording, documentary fee, HOA letter: ~$2,500
Light prep, staging, and tax proration: ~$5,000–$10,000
Total selling costs: roughly $55,000–$60,000, or about 6–7% — before your loan payoff.
Scenario B — the buyer pays their own agent and your home needs little work:
Listing commission (2.75%): ~$24,750
Title, settlement, recording, documentary fee, HOA letter: ~$2,500
Total selling costs: roughly $27,000–$30,000, or about 3–3.5% — before your loan payoff.
Then subtract your remaining mortgage balance — principal plus per-diem interest through your closing date — and what's left is your net.
The Broomfield market is working in your favor on timing right now: homes are selling in around 15 days at roughly 97% of list price with very low inventory, and prices are forecast to rise modestly through 2026. That speed matters, because fewer days on market means fewer carrying costs and less pressure to drop your price. But a fast market doesn't change your cost structure — it just gets you to the closing table sooner.
The one number I'll tell you to ignore is your Zestimate. It's a starting point, not a net figure, and it says nothing about your commission strategy, your payoff, or your community's HOA and metro district costs. If you want to understand what your home is actually worth before you back into your net, start with my guide to home valuation in Colorado, then layer the costs above on top.
Frequently Asked Questions
Do sellers pay closing costs in Colorado?
Yes. In Colorado the seller typically pays the listing commission, the owner's title insurance policy, half the settlement fee, and a prorated property tax credit to the buyer. Excluding commission, a seller's hard closing costs usually land around 2–2.5% of the sale price.
Who pays the buyer's agent in Broomfield now?
It's negotiable. Since the August 2024 NAR settlement, sellers are no longer required to pay the buyer's agent. Many Broomfield sellers still offer a concession to attract more buyers, but you can offer zero, a flat amount, or a percentage — it's part of your pricing strategy.
Is there a transfer tax when I sell in Broomfield?
No. Broomfield has no city or county transfer tax. Colorado charges only a state documentary fee of $0.01 per $100 of price — about $75 to $175 on a home in the $750K to $1.75M range — and by custom the buyer usually pays it.
How much do sellers in Anthem or Baseline pay that other sellers don't?
If you're in a community with an HOA or metro district — Anthem, Anthem Highlands, Anthem Ranch, or Baseline — expect a $200 to $500 status letter fee at closing, plus a larger property tax proration because metro district mill levies push your annual tax bill higher.
How fast can I expect to sell?
In 2026, well-priced Broomfield homes are averaging about 15 days on market and selling near 97% of list price. Your timeline depends on price, condition, and how your home shows, but inventory is tight and demand is steady.
Your real number is one conversation away
The honest answer to "how much will I net?" is that it depends on three things: your price, your loan payoff, and what you decide to do about commission in a post-settlement market. A generic calculator can't weigh those for your specific home — but a net sheet can.
If you want to run your actual numbers — what you'll net, how to handle the buyer-agent question, and how to time your sale — call or text me at 949-230-3625, or email me at NickAhrensRealEstate@gmail.com. I'll build your net sheet and walk you through your specific situation. It's the same first step I take with every seller before we ever talk about listing.
About Nick Ahrens Nick Ahrens is a Colorado real estate broker with The Apollo Group at eXp Realty, specializing in the Anthem and Baseline communities of Broomfield (80023). With 15+ years in the business and 350+ career closings, he helps North Denver sellers and relocating buyers navigate pricing, timing, and the path to closing. Connect with Nick at youranthemhome.com.
