How Much Will It Cost Me When Selling My House in Connecticut? (Hebron, Andover, Marlborough, Glastonbury, Colchester, Columbia, East Hampton & Surrounding Towns)

YT Video Edits (1)

If you’re planning to sell your home in Hebron, Andover, Marlborough, Glastonbury, Colchester, Columbia, East Hampton, or nearby towns in Connecticut, understanding your true costs before you list is essential.

Recent changes in the real estate industry — specifically the NAR lawsuit settlement in 2024 — have changed how commissions are handled. Sellers are now only required to pay their listing agent’s commission. You are no longer automatically obligated to pay the buyer’s agent commission, though you can choose to offer one if it makes your property more competitive.

Here’s a breakdown of the most common costs of selling a house in Connecticut in today’s market.

1. Real Estate Agent Commission

Before: Sellers typically paid both the listing agent and the buyer’s agent commissions, often totaling 5%–6% of the sale price.
Now: Sellers are only required to pay their listing agent’s commission, which is negotiated directly between you and your agent.

  • Average Listing Agent Commission: Often 2.5%–3% in Connecticut, but varies.

  • Buyer’s Agent Commission: Optional. Some sellers choose to offer compensation to a buyer’s agent to encourage more showings and offers, especially in competitive markets like Marlborough or East Hampton. If offered, this amount is also negotiable.

  • Example: On a $400,000 home in Hebron or Glastonbury, a 2.5% listing agent commission would equal $10,000. Offering an additional 2.5% to a buyer’s agent would add another $10,000, but that’s now at your discretion.

2. Attorney Fees

Connecticut requires a real estate attorney to handle closings.

  • Typical Cost: $800–$1,500

  • Covers contract review, title work, and ensuring a smooth closing process.

3. Conveyance Tax (State & Local)

Connecticut charges sellers a Real Estate Conveyance Tax:

  • State Tax: 0.75% on the first $800,000, 1.25% above that.

  • Local Tax: Most towns (including Colchester, Hebron, and Glastonbury) add 0.25%.

  • Example: On a $400,000 sale, expect about $4,000 in conveyance taxes.

4. Closing Costs & Recording Fees

In addition to attorney fees, sellers may pay for:

  • Title search fees

  • Recording fees to release your mortgage

  • Courier charges

  • Typical Range: $500–$1,000

5. Repairs & Pre-Listing Prep

Homes that look move-in ready attract stronger offers.

  • May include minor carpentry, fresh paint, landscaping, or fixing inspection red flags.

  • Budget: $500–$5,000 depending on condition and scope.

6. Staging & Photography

Strong marketing is still a must in today’s market.

  • Professional Photography: $300–$500

  • Staging: $500 for light staging to $2,500+ for full-service staging

  • Quality presentation can help your home stand out — even more important when buyer’s agents may be showing multiple properties without guaranteed commission from your sale.

7. Utilities & Carrying Costs Until Closing

If the home is vacant, you’ll need to keep it maintained and comfortable for showings:

  • Electricity, heat, and water

  • Lawn care or snow removal

  • HOA dues if applicable

8. Mortgage Payoff & Any Prepayment Penalties

Your remaining mortgage balance will be paid from sale proceeds.

  • Check for rare but possible prepayment penalties.

  • Also ensure property taxes are up to date.

Estimated Cost Range to Sell Today

Because commissions are now negotiable and buyer’s agent compensation is optional, your total selling costs will depend on your strategy.

Example: $400,000 Sale in Glastonbury or Hebron

  • Listing Agent Commission: $10,000 (2.5%)

  • Buyer’s Agent Commission: $0–$10,000 (optional, 0%–2.5%)

  • Attorney Fees: $1,200

  • Conveyance Tax: ~$4,000

  • Closing Costs: ~$800

  • Repairs/Prep: ~$2,000
    Total: $18,000–$28,000 depending on whether you offer buyer’s agent compensation.

Final Thoughts

Selling a home in Hebron, Andover, Marlborough, Glastonbury, Colchester, Columbia, East Hampton, or surrounding Connecticut towns now comes with more flexibility in how you structure commissions. By understanding your costs upfront and making strategic decisions on marketing and agent compensation, you can maximize your net proceeds and attract the right buyers.

Thinking about selling?
📞 Contact Jason Boice – Local Realtor & market expert – for a free home value consultation and a personalized net proceeds estimate based on today’s commission rules.