Six tools to help you think clearly about selling, moving up, or right-sizing.
I built these for Southern Utah sellers specifically. The numbers and assumptions reflect what is actually happening in Washington and Iron Counties, not national averages.
Tell me what you are trying to figure out and roughly when you are thinking. I will point you at the right tool. No data leaves your browser.
Each tool answers one question well. Most sellers use two or three together. Updated dates reflect the last time I refreshed the rates, fees, and assumptions in each tool.
What you actually walk away with at closing.
Commission, title insurance, escrow, recording, prorated property taxes, HOA prorations, and mortgage payoff. Final answer is your net check.
Open calculatorHow much equity you have right now.
Compare current market value against your mortgage balance and any HELOC or second. See your loan-to-value and what equity becomes cash if you sell.
Open calculatorWill you owe taxes on the sale?
Applies IRS Section 121 ($250K single, $500K married) against your basis, improvements, and gain. Flags long-hold exposure before you list.
Open calculatorThe math behind your timing decision.
Models holding cost, expected appreciation, rent-vs-sell scenarios, and projected next-purchase rates against listing today. Stops the analysis paralysis.
Open calculatorBuy your next home before this one sells.
Bridge loan, HELOC, recast strategy, and cash-out compared head to head. See the carry cost and what the seller side eventually pays off.
Open calculatorMove to a more appropriate home and pocket the difference.
Sale net minus next-home cost. Models cash to bank, optional new mortgage, and the monthly payment delta. Built for people staying in Southern Utah.
Open calculatorNo one tool answers the whole question. Here is the order most of my Southern Utah sellers walk through, and which calculator does what.
Every other number flows from this one. Start with a real valuation, not Zillow guesswork.
Get your home value →Run the Net Sheet and the Equity Position together. The first tells you closing costs, the second tells you what is truly yours.
Net sheet →Capital gains hits long holds and second homes hardest. Catch the exposure before you list, not after closing.
Capital gains →Sell first, buy first, time it, or right-size. The last three calculators in the library answer this one.
Back to library →National calculators bake in transfer taxes, attorney closings, and commission norms from other states. Utah has none of those. The numbers in every tool on this page are calibrated to what title companies, county recorders, and the Wasatch Front Multiple Listing Service actually do.
Where I cite outside data, it comes from the Kem C. Gardner Policy Institute at the University of Utah, the Utah Association of REALTORS, and Iron County and Washington County recorder offices. The defaults move when the data moves.
Iron County Recorder document fees, Cedar City title company sliding-scale title insurance, SUU enrollment-driven rental demand, and Old Sorrel new construction activity all factor into the defaults.
Washington County recording fees, the title sliding scale at higher St. George price points, and second-home buyer behavior in Hurricane, Ivins, and Santa Clara are all reflected in the seller fee assumptions.
Utah is one of a small group of states with no real estate transfer tax. The Net Sheet leaves it at zero by default. National calculators routinely get this wrong.
Utah taxes run January through December, billed in November, due November 30. The Net Sheet and Equity calculators both prorate accordingly. Closing in July credits the buyer for six months.
You will notice I do not have a mortgage affordability calculator, a refinance calculator, or a rental income calculator here. Those exist on my mortgage site, DidYouKnow.Mortgage, where they belong.
This page is for sellers and people thinking about their next move. The two sides of my business stay separate so you get the right tool for the right question. Mortgage math lives on the mortgage site. Sale math lives here.
I am dual-licensed: REALTOR with Real Broker LLC and mortgage lender with Guild Mortgage NMLS 1794818. On any single transaction I act as listing agent on the sale side and lender on the purchase side. The buyer agent for your next home is a referred partner. Keeping the calculators separate keeps the funnels honest.
The questionnaire takes about 4 minutes. The result comes from someone who actually sells in your neighborhood, not a national algorithm. Once you have a real valuation, the rest of these tools sharpen up.
Start with the Seller Net Sheet to see what you would walk away with at closing, then run the Equity Position to confirm how much of that net is actually yours after your mortgage payoff. Together those two answer the foundational question, what does selling produce in cash. Everything else, capital gains, timing, bridge strategies, right-sizing math, refines that picture.
Yes. The defaults are set to current Southern Utah norms: typical commission rates for the region, Utah title insurance sliding scale, Iron County and Washington County recording fees, Utah property tax proration (taxes due November 30 each year), and no state real estate transfer tax. The numbers reflect what the title companies in Cedar City and St. George actually charge, not national averages.
No. Every calculator on this page is free, runs in your browser, and does not require an email address or phone number. Nothing you type is sent anywhere. If you want a real valuation behind the numbers, the home value questionnaire takes about four minutes and is also free.
Each calculator carries its own last-updated badge driven by a configuration file. Title insurance brackets, recording fees, and default commission rates are reviewed at least quarterly and updated whenever a county or state change makes them stale. If a calculator shows a stale date, the underlying numbers are still close to accurate, but the fresh one is always preferred.
Those live on DidYouKnow.Mortgage, the mortgage education site. Mortgage affordability, refinance breakeven, FHA, conventional, and Utah Housing Corporation calculators belong with the buyer-side math. The calculators on this page are seller tools, agent-perspective. Keeping the two suites separate prevents the wrong tool from answering the wrong question.
No. The calculators model the math. They cannot model your specific home, your specific neighborhood comparables, or your specific tax situation. The Capital Gains Estimator is an estimate, not tax advice, and the Seller Net Sheet is a projection, not a settlement statement. For a real list price, request a valuation. For a real tax answer, talk to a CPA before listing.
I am a dual-licensed REALTOR with Real Broker LLC and mortgage lender with Guild Mortgage NMLS 1794818, based in Cedar City. My primary listing service area is Iron County (Cedar City, Enoch, Parowan) and Washington County (St. George, Washington, Hurricane, Ivins, Santa Clara, La Verkin, Toquerville). Outside that footprint, I can refer you to a trusted local agent.
Listing & Lending in Southern Utah
Tell me about your home. I will review the comps that actually matter, factor in current Cedar City and St. George buyer activity, and send you a pricing range you can list against. No pressure, no obligation.