Most Irvine sellers focus on the sale price. The number that matters is what you net after closing costs. Below are the line items you should expect, roughly in order of size, and where you have room to negotiate.
1. Real estate commissions — the biggest variable
There is no standard or legally set commission in California. Every fee is negotiable. Since the 2024 National Association of REALTORS® settlement, the listing broker’s fee and any compensation paid toward the buyer’s broker are separate decisions you make with your listing agent.
| Listing-side fee on a $1,500,000 sale | Cost |
|---|---|
| 2.5% | $37,500 |
| 2.0% | $30,000 |
| Under 1% (e.g. 0.95%) | $14,250 |
On a typical Irvine home, the difference between a traditional listing fee and a sub-1% structure can be well over $15,000. Pyramont offers listing commission options below 1% for eligible properties, confirmed in a written proposal. Whether to offer buyer-broker compensation is a separate strategic decision we will discuss with you.
2. Escrow and title
In Orange County, sellers customarily pay for the owner’s title insurance policy and share escrow fees with the buyer, though custom can be changed by agreement. Your escrow officer can give you an estimate early — ask for it before you list.
3. Documentary transfer tax
Orange County’s documentary transfer tax is $1.10 per $1,000 of the sale price — about $1,650 on a $1,500,000 home. Confirm the current amount with escrow.
4. HOA and Mello-Roos items
Many Irvine villages have one or more homeowners associations and a Community Facilities District (Mello-Roos) assessment. Expect HOA document and transfer fees, and prorated assessments. Buyers will review these closely, so we gather them before listing.
5. Preparation, repairs and optional marketing
Paint, minor repairs, cleaning, staging and professional photography are optional but often pay for themselves. With Pyramont, optional third-party services are quoted separately and only ordered with your approval.
6. Payoffs, prorations and credits
Your mortgage payoff, prorated property taxes and any negotiated buyer credits after inspection also come out of your proceeds.
A quick way to estimate your net
- Start with a realistic price from recent comparable sales.
- Subtract your listing fee and any buyer-broker compensation you choose to offer.
- Subtract roughly 1–2% for escrow, title, transfer tax, HOA items and prorations (ask escrow for a precise estimate).
- Subtract your loan payoff.
Want real numbers for your home? Request a free pricing analysis and net sheet.
Frequently asked questions
Is the commission in Irvine always 5–6%?
No. Commissions in California are fully negotiable and not set by law. Listing-side fees and any buyer-broker compensation are now separate, negotiated decisions.
Who pays title insurance in Orange County?
By local custom, the seller usually pays for the owner’s title policy, but this can be negotiated in the purchase agreement.
Does Pyramont charge less than 1% to list?
For eligible properties and agreed service scopes, Pyramont offers listing-side commission options below 1%, confirmed in a written agreement.