October 28, 2026 · Scott Cheng

What You’ll Actually Net After Selling Your Point Loma Home in 2026

How much will I actually net after selling my home in Point Loma, San Diego, in 2026 after agent commissions, transfer taxes, and seller concessions are factored in?

On a median-priced Point Loma single-family home, you can expect to net roughly 88% to 92% of your sale price after all seller costs are deducted, before mortgage payoff and taxes.

Why This Matters for Point Loma Sellers Right Now

If you’re sitting in your Point Loma home weighing whether to sell, you’re probably running numbers in your head. Maybe rough numbers. Maybe optimistic numbers. And I get it. A cloudy mind can’t make decisions, and the gap between what your home sells for and what actually lands in your account can feel like a mystery until you map it out.

Here’s the reality: with the year-to-date single-family median in Point Loma at $1,782,500 (per San Diego Association of REALTORS data as of early 2026), the dollar amounts you’ll pay in commissions, taxes, and concessions are significant. On a home at that price point, the difference between a well-planned sale and a loosely managed one can be $50,000 or more in your pocket. That is not a rounding error. That is real money that funds your next chapter.

Having closed over 275 transactions across San Diego County over 18 years, I can tell you: the sellers who walk away happiest are the ones who understood their net sheet before the sign went in the yard.

Breaking Down Agent Commissions in Point Loma’s 2026 Market

This is the largest single cost you’ll face, so let’s talk through it clearly.

Since the NAR settlement took effect in August 2024, commissions are fully negotiable. The old default of 5% to 6% split between listing and buyer agents is no longer automatic. In 2026, you’ll typically see listing agent fees in the 2% to 3% range. Whether you offer buyer-agent compensation (commonly 2% to 2.5% if offered) is now a separate decision.

So what does this look like on a Point Loma home? Here’s a straightforward breakdown using the $1,782,500 median:

At 5% total commission: approximately $89,125
At 4.5% total commission: approximately $80,213
At 4% total commission: approximately $71,300
Listing agent only at 2.5% (no buyer-agent comp offered): approximately $44,563

What I tell my clients is this: cutting buyer-agent compensation sounds great on paper, but in a market where Point Loma homes average 31 days on market and the sale-to-list ratio sits at 96.4% of original list price (per SDAR data, early 2026), you want to think carefully about how that choice affects your buyer pool. Every strategic decision here has a downstream impact on your final number.

Transfer Taxes and Title Costs for San Diego Sellers

Good news here. San Diego’s transfer tax situation is relatively straightforward compared to other major California cities.

San Diego County charges a documentary transfer tax of $1.10 per $1,000 of sale price. The City of San Diego does not layer on an additional city transfer tax. So on a $1,782,500 sale, you’re looking at approximately $1,961 in transfer taxes.

Beyond transfer taxes, your escrow and title costs add up:

Escrow fees (seller’s share): roughly $2,500 to $3,500
Title insurance (owner’s policy): roughly $2,500 to $4,000
Natural hazard disclosure report: roughly $100 to $200
Notary and recording fees: roughly $150 to $300
HOA transfer or document fees (if applicable): roughly $300 to $600

These line items feel small individually, but they collectively run $7,500 to $18,600 depending on your property type and complexity. I always walk my clients through a detailed estimated net sheet early in the process so nothing catches them off guard at the closing table.

Seller Concessions in Point Loma: What Buyers Are Asking For

Here’s where 2026 feels different from the frenzy years. With countywide active listings up approximately 24% year-over-year (roughly 4,700 active listings) and days on market stretching compared to the 16-day sprint we saw in faster periods, buyers have more room to negotiate.

Common concession requests in Point Loma right now include:

Closing cost credits: typically 1% to 3% of sale price, often used toward rate buydowns
Repair credits: negotiated after the home inspection
Home warranty: usually $400 to $600

On a $1,782,500 home, a 2% concession means approximately $35,650 leaving your pocket. At 3%, that jumps to approximately $53,475.

Point Loma’s 96.4% sale-to-list ratio (per SDAR, early 2026) tells me sellers are already conceding roughly 3.6% from their original list price on average. That’s the pricing adjustment. Concessions come on top of that. So your real discount from what you initially hoped to get can stack up quickly if you’re not pricing strategically from day one.

With 275 five-star reviews from past clients, rated 5 out of 5, I’ve built my practice around making sure sellers understand these dynamics before they commit to a price. Pricing right from the start reduces the chance of painful concession negotiations later.

Your Complete Net Proceeds Estimate for a Point Loma Home Sale

Let me lay out three scenarios so you can see the range. All use the $1,782,500 single-family median as the baseline.

Scenario 1: Moderate Costs (Most Common)

Gross sale price: $1,782,500
Agent commissions at 5%: minus $89,125
County transfer tax: minus $1,961
Seller concessions at 2%: minus $35,650
Escrow, title, and miscellaneous: minus $11,000
Total costs: approximately $137,736 (7.73% of sale price)
Net proceeds before mortgage payoff and taxes: approximately $1,644,764

Scenario 2: Higher Costs (Conservative)

Gross sale price: $1,782,500
Agent commissions at 5.5%: minus $98,038
County transfer tax: minus $1,961
Seller concessions at 3%: minus $53,475
Escrow, title, and miscellaneous: minus $15,000
Total costs: approximately $168,474
Net proceeds before mortgage payoff and taxes: approximately $1,614,026

Scenario 3: Lower Costs (Negotiated)

Gross sale price: $1,782,500
Agent commissions at 4%: minus $71,300
County transfer tax: minus $1,961
Seller concessions at 0%: $0
Escrow, title, and miscellaneous: minus $7,500
Total costs: approximately $80,761
Net proceeds before mortgage payoff and taxes: approximately $1,701,739

The spread between the conservative and negotiated scenarios? Nearly $88,000. That is why the details matter.

Capital Gains Tax: The Cost Point Loma Sellers Often Forget

If you’ve owned your Point Loma home for years and it has appreciated significantly, capital gains taxes could be your second-largest expense after commissions.

The federal exclusion allows you to shield up to $250,000 in gains if you’re single, or $500,000 if married filing jointly, as long as the home was your primary residence for at least two of the last five years. California taxes capital gains as ordinary income, with rates reaching up to 13.3% at the highest bracket.

Here’s what that means practically. If you and your spouse purchased your Point Loma home for $900,000 and sell at $1,782,500, your gain is approximately $882,500. After the $500,000 federal exclusion, $382,500 remains potentially taxable at both the federal and state level. The exact amount depends on your income and filing status, but this is absolutely worth discussing with a tax professional before you list.

I always encourage my clients to loop in their CPA early. As a Broker Associate (DRE# 01509668), I bring strategy and market expertise to the table, but tax planning belongs with a qualified professional.

Frequently Asked Questions

How much does it cost to sell a home in Point Loma in 2026?

Total seller costs typically range from about 7% to 9.5% of the sale price when you factor in agent commissions, transfer taxes, seller concessions, escrow fees, and title insurance. On the Point Loma single-family median of $1,782,500 (per SDAR data, early 2026), that translates to roughly $125,000 to $170,000 before mortgage payoff and capital gains taxes.

What is the transfer tax on a home sale in San Diego?

San Diego County charges $1.10 per $1,000 of the sale price. The City of San Diego does not add a separate city transfer tax. On a $1,782,500 sale, the transfer tax comes to approximately $1,961. This is lower than cities like Los Angeles or San Francisco that impose additional municipal transfer taxes.

Are seller concessions common in Point Loma right now?

Yes. With countywide inventory up approximately 24% year-over-year and homes taking longer to sell compared to recent fast-market periods, buyers are requesting closing cost credits, repair credits, and rate buydowns more frequently. Concessions of 1% to 3% of the sale price are typical in the current Point Loma market.

How long are Point Loma homes taking to sell in 2026?

Point Loma homes average about 31 days on market, per SDAR data from early 2026. As of October 2026, active listings in Point Loma show an average of 50 days on market (per Shores Group data), which reflects that some properties sit longer if priced above market expectations.

Do I have to pay the buyer’s agent commission?

Since the August 2024 NAR settlement, you are not required to offer buyer-agent compensation. However, many sellers in Point Loma still choose to offer 2% to 2.5% because it can widen the buyer pool. This is a strategic decision worth discussing with your listing agent based on your specific property and timeline.

What is the median home price in Point Loma in 2026?

The year-to-date median sale price for single-family homes in Point Loma is $1,782,500, and for condos and townhomes it is $1,103,250, according to San Diego Association of REALTORS data from early 2026. The average sale price in Q1 2026 was $1,992,254 per San Diego MLS data.

How much can I exclude from capital gains taxes when selling my home?

If the home was your primary residence for at least two of the last five years, you can exclude up to $250,000 in gains (single filers) or $500,000 (married filing jointly) from federal capital gains taxes. California taxes any remaining gains as ordinary income. Consult with a tax professional for your specific situation.

What’s the sale-to-list ratio in Point Loma?

Point Loma’s sale-to-list ratio is approximately 96.4% of the original list price, per SDAR data from early 2026. This means sellers are, on average, closing at about 3.6% below their initial asking price before any additional concessions.

Should I stage my Point Loma home before selling?

Staging and pre-sale preparation typically cost $2,000 to $10,000 depending on the scope. In a market where well-priced homes in great condition still draw strong competition but overpriced or underprepared homes sit longer, strategic staging can help your home sell closer to asking price and reduce the need for concessions.

What are the biggest mistakes Point Loma sellers make with net proceeds?

The most common mistake is focusing only on the sale price without mapping out every cost line. Commissions, concessions, escrow fees, title insurance, and capital gains taxes can collectively take 8% to 12% or more of your gross sale price. Running a detailed net sheet before listing protects you from unpleasant surprises.

The Bottom Line

Selling your Point Loma home in 2026 will likely cost you between 7% and 9.5% of your sale price in commissions, taxes, concessions, and closing costs, before accounting for your mortgage payoff and capital gains. On the current single-family median of $1,782,500, that means roughly $125,000 to $170,000 in total seller costs.

The difference between netting $1.6 million and $1.7 million comes down to pricing strategy, commission negotiation, concession management, and preparation. These are not afterthoughts. They are the decisions that move real dollars.

If you want a clear, line-by-line net sheet for your specific Point Loma property, I’m happy to put one together for you. I’m Scott Cheng with REAL Brokerage, and after 18 years and 275 transactions across San Diego, my job is to make sure you see the full picture before you make your move. Reach me at 858-405-0002 or through my office at 16516 Bernardo Center Dr. Ste. 300.